Real Estate Investing in Mount Zion, Illinois (62549)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62549 (Mount Zion, 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.
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 Mount Zion, IL (62549)?
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Market Analysis: 62549 Mount Zion
This part of Macon County is not an easy win. The 62549 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 62549 is durable only for operators who understand what they are buying. A $204K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within IL, ZIP 62549 trails on several market indicators that neighboring Macon County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 62549 ZIP's population of 6,789 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
New investors are better served looking at Mount Zion's stable or hybrid ZIPs before stepping into 62549. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mount Zion:
Property Strategy for 62549
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $184,654 | $1,280 | 5.0% | +6.6% | $61,551 |
| 4BR | $280,957 | $1,590 | 4.1% | +6.9% | $70,239 |
Market Trends
Home Value History (with trend line)
📊 How Does 62549 Compare?
| Metric | 62549 | Mount Zion | Decatur, IL | Illinois |
|---|---|---|---|---|
| Home Value | $203,845 | $203,845 | N/A | $279,761 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 62549 (Mount Zion, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $203,845 |
| Monthly Rent | $891 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (3.4%). 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 62549
Population: 6,789
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 62549
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
Are homes affordable in Mount Zion, IL?
Mount Zion, IL median home values land near $204K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
Is Mount Zion, IL landlord-friendly?
IL ranks as a landlord-friendly state for landlord-tenant law. Mount Zion generally follows the statewide framework, so landlords face reasonable operating rules.
Are there empty rentals in Mount Zion, IL?
Mount Zion, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
Where do rents currently stand in Mount Zion, IL?
Investors in Mount Zion, IL typically see rents near $891/mo per month against $204K home values - a solid setup for rental cash flow.
Can I live-in-and-rent in Mount Zion, IL?
The house hack math a challenging in Mount Zion, IL. Owner-occupant buyers benefit from the $891/mo rents and $204K home values.
You know 62549 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62549 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 62549 ranks in Decatur, IL
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