Real Estate Investing in Valmeyer, Illinois (62295)
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Should you buy in 62295 (Valmeyer, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Valmeyer, IL (62295)?
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Market Analysis: 62295 Valmeyer
The 62295 ZIP in Valmeyer, IL is a local-operator market. Outside capital chasing a $263K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $263K asset, 62295 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 62295 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 62295 ZIP's population of 1,310 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The 62295 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Valmeyer:
Market Trends
Home Value History (with trend line)
📊 How Does 62295 Compare?
| Metric | 62295 | Valmeyer | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $262,588 | $262,588 | N/A | $279,761 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 6.6% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62295 (Valmeyer, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $262,588 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62295
Population: 1,310
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 62295
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 610 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Valmeyer, IL rate as a rental market?
Valmeyer, IL scores 3.0/5 for investability. Home values sit at $263K and rents near $1,314/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are tenants stable in Valmeyer, IL?
Valmeyer, IL draws a measured base of working renters. Demand at the $1,314/mo rent level is reasonable for standard single-family and small multi rentals.
What do rentals go for in Valmeyer, IL?
Rental rates in Valmeyer, IL average $1,314/mo. Tenant demand and $263K home values make the yield look reasonable by investor standards.
Should investors worry about vacancy in Valmeyer, IL?
Vacancy in Valmeyer, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,314/mo.
Which real estate strategy fits Valmeyer, IL?
The best-fit strategy in Valmeyer, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 62295 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62295 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 62295 ranks in St. Louis, MO-IL
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