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Market MapIllinoisSaint Clair

Saint Clair County

IllinoisPopulation: 256,791
77
/100
Strong Buy
#22 of 1,000 counties
#32 in Illinois (102 counties)

Market Snapshot

$173,515
Median Home Price
37% below national median
$1,220/mo
Median Rent
19% below national median
8.44%
Rent-to-Price Ratio
Top 5% nationally
-$117
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$173,515
Down Payment (20%)$34,703
Loan Amount$138,812
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,220
Monthly P&I-$910
Est. Expenses (35%)-$427
Net Cash Flow-$117/mo
5.5%
Cap Rate (all cash)
-3.5%
Cash-on-Cash Return
8.44%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 5.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full AnalysisTry House Hack Strategy

Score Breakdown

Overall Investment Score
77/100
77
Cash Flow(30%)
84/100

Based on 8.44% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
85/100

Based on 4.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
92/100

Price-to-income ratio of 2.5x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Above-average rent-to-price ratio (8.44%)
  • +Affordable relative to local incomes
  • +Complete rent data available

Challenges

  • -Negative leverage (cap rate 5.5% < mortgage rate 6.9%)

Economic Indicators

Population
256,791
Median Income
$68,915
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
2.5x
Very affordable

Compare to Nearby Counties

CountyVerdict
MorganIL
78$127,739Est. pending—Strong BuyView
CurrentSaint ClairIL
77$173,515$1,2208.44%Strong Buy
Rock IslandIL
77$151,597$1,0358.19%Strong BuyView
ColesIL
77$133,496$8447.58%Strong BuyView
MonroeIL
76$318,681Est. pending—Strong BuyView
ChristianIL
76$124,806Est. pending—Strong BuyView

The Bottom Line

Strong BuySaint Clair is a strong buy market with excellent fundamentals for buy-and-hold investors.

Saint Clair County in Illinois scores 77/100, ranking #22 of 1,000 US counties (top 2%). The 8.44% rent-to-price ratio exceeds the 1% rule target, suggesting strong cash flow potential.

Monthly Cash Flow
$-117/mo
Cap Rate
5.5%
Cash-on-Cash
-3.5%

Ready to Analyze a Deal in Saint Clair?

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