Real Estate Investing in Williamsville, Illinois (62693)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62693 (Williamsville, 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 Williamsville, IL (62693)?
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Market Analysis: 62693 Williamsville
ZIP 62693 inside Sangamon County looks affordable on the surface — median value of $263K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 62693 can be a a credible choice for hunting ground — but the discount at $263K reflects genuine risk that outside investors often underestimate.
ZIP 62693's metrics run below Sangamon County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 62693 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Williamsville:
Market Trends
Home Value History (with trend line)
📊 How Does 62693 Compare?
| Metric | 62693 | Williamsville | Springfield, IL | Illinois |
|---|---|---|---|---|
| Home Value | $263,130 | $263,130 | N/A | $279,761 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $1,215 | $1,215 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62693 (Williamsville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $263,130 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.6%). 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 62693
Population: 1,871
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 62693
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
Do landlords face vacancy issues in Williamsville, IL?
Williamsville, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
How deep is the rental pool in Williamsville, IL?
Tenant quality in Williamsville, IL ranks as solid. Landlords generally report measured occupancy at market rents of $1,215/mo.
Which investment style suits Williamsville, IL?
For Williamsville, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are homes affordable in Williamsville, IL?
Homes in Williamsville, IL typically sell near $263K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
How does Williamsville, IL stack up for property investment?
Williamsville, IL scores 3.0/5 for investability. Home values sit at $263K and rents near $1,215/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 62693 now. You don’t know where it ranks.
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How 62693 ranks in Springfield, IL
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