FairUpdated MAY 20, 2026

East Saint Louis, IL

ZIP 62205·Saint Clair County·St. Louis, MO-IL·5,760 residents·Median income $41,059·Leaning Seller

62205 · East Saint Louis, IL has a HavenScore of 60 — fair on affordability and fundamentals, per the score.

Compare
60
▼ -15 / 90d#32/223 in ILHavenScore
Rank

Ranked #1,326 of 13,130 nationally · #544 of 5,378 small market ZIPs

Switch perspective

Overall view active — Equal weight across affordability, growth, risk, momentum.

Sub-scores below recompute with these weights

Affordability
73/100
Growth
52/100
Risk
45/100
Momentum
65/100
Livability
58/100
Score · trailing 12 mo
75 → 60
-15 points
30-day
-1
90-day
-15
1-yr
-15

Snapshot

Numbers at a glance

Median price
$33,515
Typical home value
YoY change
+6.44%
12-mo trailing
Price-to-income
0.8×
healthy <4.0×
Est. monthly
$242
PITI · 20% · 6.51%
Active listings
15
current count
Days on market
61
median DOM
Vacancy
39.8%
Above-average
Owner-occupied
65%
of homes
Walkability
11.8
Above-average
Risk rating
Relatively High
FEMA NRI

Composition

Pillars behind the score

Affordability

35% of score
73/100
Price-to-income
Healthy under 4×·ACS · ZHVI
🔒 Haven
Property tax rate
Annual, as % of value·Tax Foundation 2024
🔒 Haven
Median income
Household·Census ACS
🔒 Haven

Growth momentum

25% of score
52/100
12-month price change
Trailing year·Zillow ZHVI
🔒 Haven
12-month rent change
Trailing year·Zillow ZORI
🔒 Haven
Population
Estimated residents·Census ACS
🔒 Haven

Market risk

20% of score
45/100
Overvaluation
vs fundamentals·HavenScore composite
🔒 Haven
Active listings
Raw count — lower is tighter supply·Realtor.com
🔒 Haven
Price cuts
Share of listings·Realtor.com
🔒 Haven

Momentum

20% of score
65/100
Days on market
Median listing age·Realtor.com
🔒 Haven
Buyer / seller gauge
Market balance·HavenScore composite
🔒 Haven
Demand dial
Composite demand signal·HavenScore composite
🔒 Haven

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Signals

What's driving this score

Top 4 of 14 signals
Tailwinds3
  • Affordable vs. income
    0.8× income — below the national median
  • Strong price appreciation
    +6.4% year-over-year
  • Few price reductions
    Only 0% of listings cutting price
Headwinds1
  • Slow-moving market
    61 days on market — homes sitting longer
Buyer / seller gauge

Market conditions

Leaning Seller

Conditions tightening in sellers' favor. Sign in to save this ZIP and track how the score moves.

+29
Strong buyerBalancedStrong seller

Pulse

What's changed in the last 90 days

🔒 Haven
Rising

Median price

+5.7%$34k
🔒 Haven
Rising

Inventory

+50.0%15

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

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Metrics

The raw numbers

Median Home Value

$33,515

▲ +6.44% YoY
Median Rent

—

Active Inventory

15

Days on Market

61 days

Price Cuts

0.00%

Price-to-Income

0.8×

Median Income

$41,059

Population

5,760

Overvaluation

+12.33%

Trend

Where it's been

Historical Trends

Updated May 2026

🔒 Haven
—————
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Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals.

Price Forecast

12-month projection · 80% calibrated interval

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—————
Free · 3 mo  |  Haven · 12 mo →
3-month
🔒 Haven
6-month
🔒 Haven
12-month
🔒 Haven
12-month forecast + confidence intervals + AI-explained drivers unlock with Haven

Forecasts are the model’s projection, not a prediction. Actuals will differ.

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Payment

What you'd owe each month

Est. monthly payment
$242/ mo

20% down · 30-yr fixed · 6.51% · tax 2.08%

Principal$24
Interest$145
Property tax$58
Insurance$14
Rent vs buy

Rent data isn’t published for this ZIP, so we can’t compute a rent-vs-buy gap.

Decide

Run the numbers

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 10% down · ZIP median income $41,059

1-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven
5-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven
30-year
Total housing cost
🔒 Haven
Interest paid
🔒 Haven
Principal paid
🔒 Haven
Equity built
🔒 Haven

Equity assumes flat home value; real appreciation could push it higher · Rate 6.51%

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Haven featurefrom $8/mo

The score has more to say about this ZIP.

A list-timing recommendation for sellers — buyer/seller gauge, recent signals, and a polished PDF. Switch to Seller view to generate it.

Report sections · Haven

Buyer / Seller gauge🔒 Haven
Market state callout🔒 Haven
Recent direction in seller-relevant signals🔒 Haven
Net proceeds estimator🔒 Haven
Methodology summary🔒 Haven
  • List-timing recommendation
  • Metro and ZIP context
  • Polished PDF layout
  • Refreshed monthly
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Pro featurefrom $25/mo

The score has more to say about this ZIP.

A four-page editorial PDF: market summary, full pillar breakdown, 5-year history with forecast, alternatives, and a 30-year cost-of-ownership table.

HavenScore Report62205Market AnalysisGENERATED FOR PRO MEMBERS78PILLAR BREAKDOWNHAVENSCORE.APP · PRO REPORT🔒 Pro
  • Branded PDF with all metrics
  • Includes forecast + scorecards
  • Suitable for client presentations
  • Unlimited exports
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Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals

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