Real Estate Investing in Warsaw, Illinois (62379)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62379 (Warsaw, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.2% of homes vacant — above national norms.
- Higher unemployment: 8.3% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Warsaw, IL (62379)?
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Market Analysis: 62379 Warsaw
ZIP 62379 in Warsaw, IL carries a resilient set of headwinds. Home values near $120K and rents of $828/mo sit inside a market where underwriting has to be tight.
Put differently, the numbers look inviting — $120K purchase price, 0.0% nominal cap — the work to hit that pro forma in 62379 is substantial and deserves full respect.
Regionally, 62379 sits on the difficult end of the IL spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 62379 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. resilient returns are possible in 62379, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Warsaw:
Market Trends
Home Value History (with trend line)
📊 How Does 62379 Compare?
| Metric | 62379 | Warsaw | Illinois |
|---|---|---|---|
| Home Value | $119,544 | $119,544 | $279,761 |
| 5-Year CAGR | 4.4% | 4.4% | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62379 (Warsaw, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $119,544 |
| Monthly Rent | $828 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (5.4%). 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 62379
Population: 1,828
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 62379
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
Frequently Asked Questions
Does a duplex house hack pencil in Warsaw, IL?
The a challenging house-hack environment in Warsaw, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors worry about vacancy in Warsaw, IL?
Warsaw, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
Is real estate in Warsaw, IL a good investment right now?
Warsaw, IL scores 3.0/5 for investability. Home values sit at $120K and rents near $828/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does Warsaw, IL favor landlords or tenants?
Warsaw, IL operates under IL law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are renters plentiful in Warsaw, IL?
Warsaw, IL draws a measured base of working renters. Demand at the $828/mo rent level is reasonable for standard single-family and small multi rentals.
You know 62379 now. You don’t know where it ranks.
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