Real Estate Investing in Thompsonville, Illinois (62890)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62890 (Thompsonville, 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.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- Higher unemployment: 8.2% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Thompsonville, IL (62890)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62890 Thompsonville
Investors eyeing 62890 need to respect the fundamentals at play. Home values of $169K come alongside slower price movement and elevated management overhead.
The 62890 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Thompsonville have seen price recovery that 62890 has not matched. Franklin County data supports the view that the spread is structural rather than temporary.
Resident income in 62890 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 Thompsonville's stable or hybrid ZIPs before stepping into 62890. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Thompsonville:
Market Trends
Home Value History (with trend line)
📊 How Does 62890 Compare?
| Metric | 62890 | Thompsonville | Carbondale-Marion, IL | Illinois |
|---|---|---|---|---|
| Home Value | $168,637 | $168,637 | N/A | $279,761 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 6.6% |
| Avg Rent | $1,107 | $1,107 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62890 (Thompsonville, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 62890 (Thompsonville, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $168,637 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +19.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (5.1%). 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 62890
Population: 2,379
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 62890
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
How much do tenants pay in Thompsonville, IL?
Rent in Thompsonville, IL is around $1,107/mo. The resulting rent-to-value relationship with $169K pricing is reasonable for most investor models.
Are homes affordable in Thompsonville, IL?
Thompsonville, IL home values average about $169K. That price point suits investors targeting rentals with $1,107/mo in monthly income.
What kind of vacancy should I budget for in Thompsonville, IL?
Thompsonville, IL vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is rental property easy to operate in Thompsonville, IL?
The landlord environment in Thompsonville, IL is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Thompsonville, IL better for rentals, flips, or BRRRR?
For Thompsonville, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 62890 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62890 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 62890 ranks in Carbondale-Marion, IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 62890 (Thompsonville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 62890 (Thompsonville, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.