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 −33.4% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +20.0% YoY, is the number to watch.
The median listing price is down 33.4% YoY while the median home got down 37.9% bigger, so value per square foot is down 2.2%.
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 $287K purchase rents for $1,400/mo: 0.49% of price per month against the 1% rule's 1.00%.
Not shown: 3 BR (sale only, no matching rent), 5 BR (sale only, no matching rent), 7 BR (rent only, no matching sale price).
Sales here take about 21 days longer to go under contract than rentals.
Not shown: Apartment (rented here, not sold), Condo (sold here, not rented), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 62712 itself, not its parent county.
Renters hold 12.1% of this ZIP's 4,382 occupied households, on a median household income of $110K.
| Measure | ZIP 62712 | Sangamon County | Difference |
|---|---|---|---|
| Median Household Income | $110K | $75K | +$35K |
| Below Poverty Level | 3.3% | 13.1% | -9.8% |
| Median Age | 47.00 | 41.00 | +6.00 |
| Total Population | 10,045 | 194,947 | -- |
| Avg Household Size | 2.27 | 2.25 | +0.02 |
| Owner-Occupied | 87.9% | 71.3% | +16.6% |
| Worked From Home | 11.3% | 13.7% | -2.4% |
| Mean Commute | 18.40 | 19.70 | -1.30 |
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.