Real Estate Investing in Carmi, Illinois (62821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62821 (Carmi, 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: 16.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Carmi, IL (62821)?
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Market Analysis: 62821 Carmi
This part of White is not an easy win. The 62821 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 62821 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 62821 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 62821 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 62821 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Carmi:
Market Trends
Home Value History (with trend line)
📊 How Does 62821 Compare?
| Metric | 62821 | Carmi | Illinois |
|---|---|---|---|
| Home Value | $122,502 | $122,502 | $279,761 |
| 5-Year CAGR | 0.8% | 0.8% | 6.6% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62821 (Carmi, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $122,502 |
| Monthly Rent | $855 |
| Price-to-Rent | 11.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.4% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +17.6% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +0.9% ▲ |
🏠 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 (5.4%). 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 62821
Population: 6,896
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 62821
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 is the best play in Carmi, IL?
Carmi, IL investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($123K prices, $855/mo rents) make it a reasonable choice.
How landlord-friendly is Carmi, IL?
Landlord-friendliness in Carmi, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How does Carmi, IL stack up for property investment?
Carmi, IL registers an investability rating of 3.0/5, with median home values near $123K and average rents around $855/mo. That combination puts it in the solid tier for investor interest.
What is the typical vacancy rate in Carmi, IL?
Carmi, IL vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can I house hack in Carmi, IL?
Carmi, IL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $855/mo rent level.
You know 62821 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62821 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.
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