Real Estate Investing in West Salem, Illinois (62476)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62476 (West Salem, IL)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 24.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West Salem, IL (62476)?
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Market Analysis: 62476 West Salem
This part of Edwards is not an easy win. The 62476 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $151K purchase price, 0.0% nominal cap — the work to hit that pro forma in 62476 is substantial and deserves full respect.
Within IL, ZIP 62476 trails on several market indicators that neighboring Edwards submarkets outperform. The gap is real and impressive enough to shape underwriting.
Resident income in 62476 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at West Salem's stable or hybrid ZIPs before stepping into 62476. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in West Salem:
Market Trends
Home Value History (with trend line)
📊 How Does 62476 Compare?
| Metric | 62476 | West Salem | Illinois |
|---|---|---|---|
| Home Value | $150,857 | $150,857 | $279,761 |
| 5-Year CAGR | 0.1% | 0.1% | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62476 (West Salem, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,857 |
| Monthly Rent | $828 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +16.9% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.3%). 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 62476
Population: 1,279
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 62476
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 best play in West Salem, IL?
For West Salem, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much rent can I charge in West Salem, IL?
Rents in West Salem, IL run near $828/mo. Compared with median home prices of $151K that produces solid gross yields for typical rentals.
How expensive is real estate in West Salem, IL?
Median home price in West Salem, IL is near $151K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How strict are landlord regulations in West Salem, IL?
West Salem, IL operates under IL law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What is the investability score for West Salem, IL?
West Salem, IL records an investability rating of 3.0/5, with median home values near $151K and average rents around $828/mo. That combination puts it in the notable tier for investor interest.
You know 62476 now. You don’t know where it ranks.
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