Real Estate Investing in Forsyth, Illinois (62535)
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Should you buy in 62535 (Forsyth, 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 price-to-rent: Price-to-rent ratio 25.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Forsyth, IL (62535)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62535 Forsyth
The 62535 ZIP covers a section of Forsyth that demands careful diligence. Prices near $316K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 62535 can be a a strong candidate for hunting ground — but the discount at $316K reflects genuine risk that outside investors often underestimate.
ZIP 62535's metrics run below Macon County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A resilient renter share of 7% in 62535 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 62535 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Forsyth:
Property Strategy for 62535
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $251,465 | $1,560 | 4.5% | +7.9% | $83,822 |
| 4BR | $364,670 | $1,770 | 3.5% | +6.8% | $91,167 |
Market Trends
Home Value History (with trend line)
📊 How Does 62535 Compare?
| Metric | 62535 | Forsyth | Decatur, IL | Illinois |
|---|---|---|---|---|
| Home Value | $316,082 | $316,082 | N/A | $279,761 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 6.6% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 62535 (Forsyth, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $316,082 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 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 (2.6%). 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 62535
Population: 3,656
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 62535
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Stephen Decatur Middle School
Garfield Learning Academy
Robertson Charter School
Social-Emotional Learning Academy
Futures Unlimited
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
How strong is Forsyth, IL for real estate investors?
Forsyth, IL rates 3.0/5 for investability. With median values at $316K and rents near $1,035/mo, the market offers reasonable fundamentals for rental investors.
How do experienced investors play Forsyth, IL?
The best-fit strategy in Forsyth, 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 Forsyth, IL?
Rental vacancy in Forsyth, IL is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Forsyth, IL?
Landlord-friendliness in Forsyth, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the typical rental rate in Forsyth, IL?
The typical rental in Forsyth, IL commands about $1,035/mo monthly. That rent profile measured cash flow against the $316K purchase basis.
You know 62535 now. You don’t know where it ranks.
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How 62535 ranks in Decatur, IL
Every ZIP in this metro, ranked. Free.
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