dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already +23.7% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +6.7% YoY, is the number to watch.
The median listing price is up 23.7% YoY while the median home got up 11.9% bigger, so value per square foot is up 10.7%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $216K purchase rents for $1,086/mo: 0.50% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 5 BR (sale only, no matching rent), 6 BR (sale only, no matching rent).
Sales here take about 7 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Townhouse (rented here, not sold).
U.S. Census ACS characteristics for ZIP 62704 itself, not its parent county.
Renters hold 38.0% of this ZIP's 18,840 occupied households, on a median household income of $70K.
| Measure | ZIP 62704 | Sangamon County | Difference |
|---|---|---|---|
| Median Household Income | $70K | $75K | -$5K |
| Below Poverty Level | 13.0% | 13.1% | -0.1% |
| Median Age | 40.20 | 41.00 | -0.80 |
| Total Population | 40,046 | 194,947 | -- |
| Avg Household Size | 2.10 | 2.25 | -0.15 |
| Owner-Occupied | 62.0% | 71.3% | -9.3% |
| Worked From Home | 15.5% | 13.7% | +1.8% |
| Mean Commute | 16.70 | 19.70 | -3.00 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 0.1% to 194,947: residents under 18 are down 0.8% and those 65 and over are up 2.6%.
County median household income is $75K, 13.1% of residents are below the poverty level, 13.7% work from home.