Real Estate Investing in Virden, Illinois (62690)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62690 (Virden, IL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Virden, IL (62690)?
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Market Analysis: 62690 Virden
The 62690 ZIP in Virden, IL is a local-operator market. Outside capital chasing a $127K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 62690 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within IL, ZIP 62690 trails on several market indicators that neighboring Macoupin County submarkets outperform. The gap is real and solid enough to shape underwriting.
The 62690 ZIP's population of 3,878 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategy in 62690 is an operator game, not a passive one. From a cash-flow lens, entry prices of $127K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Virden:
Market Trends
Home Value History (with trend line)
📊 How Does 62690 Compare?
| Metric | 62690 | Virden | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $127,337 | $127,337 | N/A | $279,761 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 6.6% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62690 (Virden, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $127,337 |
| Monthly Rent | $918 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.6% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (5.6%). 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 62690
Population: 3,878
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 62690
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 Virden, IL?
Virden, IL rentals go for roughly $918/mo a month. That puts gross yield in solid territory relative to $127K acquisition costs.
Are tenants stable in Virden, IL?
Working renters make up the core of the Virden, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How do experienced investors play Virden, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Virden, IL. The numbers - $127K homes against $918/mo rents - support that play.
Does a duplex house hack pencil in Virden, IL?
The a challenging house-hack environment in Virden, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors consider Virden, IL?
With a 3.0/5 investability score, Virden, IL ranks as a solid market for rental property investors. Median prices of $127K and rents of $918/mo drive the underlying numbers.
You know 62690 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62690 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 62690 ranks in St. Louis, MO-IL
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