Neighborhood
Forest Grove
Glen Carbon, Illinois US
Forest Grove, Glen Carbon, Illinois has an investment profile shaped by a 5.3 gross yield, prices that are in line with Glen Carbon and about 8% above Illinois, and a Red Flag score of 78. Values have moved down 11.6 over the past year, while education is in the 91st percentile. The main strength is the high education percentile; the main risk is the elevated Red Flag score.
AI Summary•Updated May 2026
Area
0.01 mi²
ZIP Code
62034
County
Madison County
State
Illinois
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20FBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$341,898
YoY-11.6%
Gross Rental Yield
5.3%
Listed rent · ZORI annualized
Red Flag Index
High
78 / 100
Walkability Score
—
OpenStreetMap POI density · national percentile
Education Score
91 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
38
DistrictScore attractiveness · national model
Forest Grove Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Forest Grove, Glen Carbon.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $341,898 | -11.6% |
| Price / Sq Ft (Verified) | $153/sqft | -2.3% |
| Asking Rent (Median) | $1,496/mo | — |
| Gross Rental Yield | 5.3% | — |
| Liquidity Score | 21 / 100 | Low |
| Homes Sold (Period) | 41 | -10.9% |
Is Forest Grove Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Illinois crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 5.3%
Active transaction volume — 41 homes sold last period
Earthquake risk is Very High (100/100)
Tornado risk is Very High (100/100)
Insights are generated from Forest Grove's live DistrictScore metrics.
Forest Grove Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Illinois-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20246.9 µg/m³ Meets EPA, above WHO guideline-17.4% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Forest Grove centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 77% of U.S. neighborhoods.
Illinois Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 20.0 | 2.9 | +0.0% |
| 2023 | 20.1 | 3.1 | +2.1% |
| 2022 | 19.8 | 2.9 | +13.2% |
| 2021 | 17.4 | 3.5 | -11.8% |
| 2020 | 19.9 | 4.3 | -13.1% |
| 2019 | 22.7 | 4.2 | — |
Reported at the state level — the finest official US crime aggregation; Forest Grove inherits the Illinois figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · Forest Grove
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Forest Grove vs Glen Carbon vs Illinois
How Forest Grove benchmarks against its city and state medians.
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Compare Forest Grove against Glen Carbon and Illinois medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Illinois tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~1.79% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 4.95%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: $0.50 per $500 state + local.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
The state conforms to the federal 1031 like-kind exchange rules.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Illinois property-tax guidance for foreign buyers
Forest Grove Real Estate FAQ
Forest Grove, Glen Carbon, Illinois shows a 5.3 gross yield and prices that are in line with Glen Carbon and about 8% above Illinois. The Red Flag score is 78, and values are down 11.6 over the past year, so the profile combines income potential with notable downside risk.
Neighborhoods near Forest Grove
Compare Forest Grove with nearby neighborhoods in Glen Carbon.
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