Real Estate Investing in Vergennes, Illinois (62994)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62994 (Vergennes, 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: 20.9% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vergennes, IL (62994)?
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Market Analysis: 62994 Vergennes
Turning to rents, ZIP 62994 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $124K median. It rewards specialists, not generalists.
The 62994 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 Vergennes have seen price recovery that 62994 has not matched. Jackson County data supports the view that the spread is structural rather than temporary.
Resident income in 62994 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 62994 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Vergennes:
Market Trends
Home Value History (with trend line)
📊 How Does 62994 Compare?
| Metric | 62994 | Vergennes | Carbondale-Marion, IL | Illinois |
|---|---|---|---|---|
| Home Value | $123,815 | $123,815 | N/A | $279,761 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 6.5% | 6.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62994 (Vergennes, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $123,815 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.5% |
| 5-Year IRR | 13.1% |
📈 Home Appreciation
| 1-Year | +23.8% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 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%) is close to the estimated cap rate (6.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62994
Population: 752
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 62994
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 are home prices like in Vergennes, IL?
Median home price in Vergennes, IL is near $124K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
What kind of vacancy should I budget for in Vergennes, IL?
Vergennes, IL vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Vergennes, IL a good market for buy-and-hold investors?
Our data puts Vergennes, IL at 3.0/5 for investability. Home prices of $124K and rents around $1,026/mo create a solid backdrop for investor activity.
How do landlord-tenant laws work in Vergennes, IL?
IL law landlord-friendly for landlords, and Vergennes inherits those rules. Investors should still review local ordinances for rental licensing.
How should investors approach Vergennes, IL?
In Vergennes, IL the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $124K prices and $1,026/mo rents suits that approach.
You know 62994 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62994 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 62994 ranks in Carbondale-Marion, IL
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