Real Estate Investing in Farmersville, Illinois (62533)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62533 (Farmersville, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.2% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Farmersville, IL (62533)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62533 Farmersville
This part of Montgomery County is not an easy win. The 62533 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 62533 can be a a viable market for hunting ground — but the discount at $168K reflects genuine risk that outside investors often underestimate.
Regionally, 62533 sits on the difficult end of the IL spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 62533 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Farmersville's stable or hybrid ZIPs before stepping into 62533. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Farmersville:
Market Trends
Home Value History (with trend line)
📊 How Does 62533 Compare?
| Metric | 62533 | Farmersville | Illinois |
|---|---|---|---|
| Home Value | $167,869 | $167,869 | $279,761 |
| 5-Year CAGR | 5.4% | 5.4% | 6.6% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 4.0% | 4.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62533 (Farmersville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,869 |
| Monthly Rent | $855 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (4.0%). 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 62533
Population: 852
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 62533
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.
Frequently Asked Questions
Are rents high in Farmersville, IL?
Farmersville, IL rentals go for roughly $855/mo a month. That puts gross yield in solid territory relative to $168K acquisition costs.
Is Farmersville, IL good for landlords?
Farmersville, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How do experienced investors play Farmersville, IL?
The best-fit strategy in Farmersville, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is vacancy a concern in Farmersville, IL?
Rental vacancy in Farmersville, IL is elevated. Investors should budget normal turnover but not chronic empty units.
Is house hacking profitable in Farmersville, IL?
House hacking works a challenging in Farmersville, IL. Rents of $855/mo against $168K acquisition make the strategy solid for owner-occupants.
You know 62533 now. You don’t know where it ranks.
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