Real Estate Investing in Elizabethtown, Illinois (62931)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62931 (Elizabethtown, 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: 33.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Elizabethtown, IL (62931)?
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Market Analysis: 62931 Elizabethtown
Not every below-median market is a bargain. Elizabethtown's 62931 ZIP reflects signals that favor experienced operators who can absorb the risk $140K pricing implies.
The investment case in 62931 is notable only for operators who understand what they are buying. A $140K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader IL picture, 62931 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Stepping back, 1,359 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 62931 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 Elizabethtown:
Market Trends
Home Value History (with trend line)
📊 How Does 62931 Compare?
| Metric | 62931 | Elizabethtown | Illinois |
|---|---|---|---|
| Home Value | $140,314 | $140,314 | $279,761 |
| 5-Year CAGR | 1.4% | 1.4% | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 4.6% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62931 (Elizabethtown, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $140,314 |
| Monthly Rent | $828 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +12.0% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 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 (4.6%). 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 62931
Population: 1,359
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 62931
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 do home values compare in Elizabethtown, IL?
Elizabethtown, IL home values average about $140K. That price point suits investors targeting rentals with $828/mo in monthly income.
How much is rent in Elizabethtown, IL?
Investors in Elizabethtown, IL typically see rents near $828/mo per month against $140K home values - a solid setup for rental cash flow.
What kind of tenants rent in Elizabethtown, IL?
Expect a solid tenant pool in Elizabethtown, IL. The rental market absorbs $828/mo rents without meaningful friction.
Is Elizabethtown, IL landlord-friendly?
Elizabethtown, IL operates under IL law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Can I house hack in Elizabethtown, IL?
The a challenging house-hack environment in Elizabethtown, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 62931 now. You don’t know where it ranks.
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