Real Estate Investing in Athens, Illinois (62613)
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Should you buy in 62613 (Athens, 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 Athens, IL (62613)?
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Market Analysis: 62613 Athens
This part of Menard County is not an easy win. The 62613 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 62613 can be a a solid fit for hunting ground — but the discount at $228K reflects genuine risk that outside investors often underestimate.
The gap between 62613 and stronger Athens ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 62613 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Athens's stable or hybrid ZIPs before stepping into 62613. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Athens:
Market Trends
Home Value History (with trend line)
📊 How Does 62613 Compare?
| Metric | 62613 | Athens | Springfield, IL | Illinois |
|---|---|---|---|---|
| Home Value | $228,207 | $228,207 | N/A | $279,761 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.6% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62613 (Athens, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $228,207 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (3.7%). 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 62613
Population: 3,659
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 62613
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
What is the average monthly rent in Athens, IL?
Rent in Athens, IL is around $1,071/mo. The resulting rent-to-value relationship with $228K pricing is reasonable for most investor models.
How tight is the rental market in Athens, IL?
Athens, IL carries elevated vacancy risk. Expect consistent absorption at market rents of $1,071/mo.
Is Athens, IL a smart market for rental property?
With a 3.0/5 investability score, Athens, IL ranks as a solid market for rental property investors. Median prices of $228K and rents of $1,071/mo drive the underlying numbers.
What investment strategy works best in Athens, IL?
In Athens, IL the significant play is typically careful cash-flow rentals with hands-on management. The combination of $228K prices and $1,071/mo rents suits that approach.
What kind of tenants rent in Athens, IL?
Tenant quality in Athens, IL ranks as solid. Landlords generally report predictable occupancy at market rents of $1,071/mo.
You know 62613 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62613 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 62613 ranks in Springfield, IL
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Community Ratings
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