Real Estate Investing in Waggoner, Illinois (62572)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62572 (Waggoner, 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.
- Elevated vacancy: 9.1% vacancy may signal weakening demand.
- Higher unemployment: 10.2% unemployment — tenant risk signal.
• 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 Waggoner, IL (62572)?
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Market Analysis: 62572 Waggoner
ZIP 62572 in Waggoner, IL carries a significant set of headwinds. Home values near $155K and rents of $828/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $155K asset, 62572 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within IL, ZIP 62572 trails on several market indicators that neighboring Macoupin County submarkets outperform. The gap is real and solid enough to shape underwriting.
The 62572 ZIP's population of 486 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Strategically, 62572 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 Waggoner:
Market Trends
Home Value History (with trend line)
📊 How Does 62572 Compare?
| Metric | 62572 | Waggoner | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $155,485 | $155,485 | N/A | $279,761 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 6.6% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
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📊 Market Snapshot
| Home Value | $155,485 |
| Monthly Rent | $828 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +16.5% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (4.2%). 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 62572
Population: 486
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What do landlords charge for rent in Waggoner, IL?
Rent in Waggoner, IL is around $828/mo. The resulting rent-to-value relationship with $155K pricing is reasonable for most investor models.
What approach is best for Waggoner, IL real estate?
The best-fit strategy in Waggoner, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is Waggoner, IL for real estate investors?
Waggoner, IL scores 3.0/5 for investability. Home values sit at $155K and rents near $828/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Waggoner, IL good for house hacking?
House hacking in Waggoner, IL is a challenging. With home values around $155K and rents at $828/mo, owner-occupants can offset a meaningful share of PITI.
How high is vacancy risk in Waggoner, IL?
Vacancy risk in Waggoner, IL is elevated. That supports reliable cash flow for typical rental holds.
You know 62572 now. You don’t know where it ranks.
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How 62572 ranks in St. Louis, MO-IL
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