Real Estate Investing in Ashley, Illinois (62808)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62808 (Ashley, 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.
- High vacancy: 13.3% 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 Ashley, IL (62808)?
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Market Analysis: 62808 Ashley
The 62808 ZIP in Ashley, IL is a local-operator market. Outside capital chasing a $155K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 62808 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within IL, ZIP 62808 trails on several market indicators that neighboring Washington County submarkets outperform. The gap is real and significant enough to shape underwriting.
Demographically, 62808 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 62808 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ashley:
Market Trends
Home Value History (with trend line)
📊 How Does 62808 Compare?
| Metric | 62808 | Ashley | Mount Vernon, IL | Illinois |
|---|---|---|---|---|
| Home Value | $154,786 | $154,786 | N/A | $279,761 |
| 5-Year CAGR | 6.3% | 6.3% | 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
Real numbers from people who own or manage rentals in ZIP 62808 (Ashley, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,786 |
| Monthly Rent | $828 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +24.1% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 62808
Population: 1,819
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 62808
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
What approach is best for Ashley, IL real estate?
The best-fit strategy in Ashley, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is the tenant base reliable in Ashley, IL?
The renter base in Ashley, IL is reasonable for the $828/mo price point. Screening well and pricing to market typically yields reliable tenants.
What monthly rent should investors expect in Ashley, IL?
Rental rates in Ashley, IL average $828/mo. Tenant demand and $155K home values make the yield look reasonable by investor standards.
What is the investability score for Ashley, IL?
Yes - Ashley, IL a 3.0/5 investability score. With $155K home prices against $828/mo monthly rent, the market delivers a reasonable entry point for new investors.
How expensive is real estate in Ashley, IL?
The median home value in Ashley, IL is roughly $155K. That puts it reasonable relative to the IL statewide average.
You know 62808 now. You don’t know where it ranks.
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