Pulaski (IL) Investor Pulse Report (2026-Q1)

The real estate investor footprint in Pulaski County is exceptionally small, comprising only 7 single-family residential properties out of a total of 1,194. This represents a mere 0.6% of the county's SFR market, indicating that investment activity is not a significant market driver here.

Ownership is slightly skewed towards individuals, who own 4 properties (57.1%), compared to companies which own the remaining 3 properties (42.9%). This distribution reflects a market composed of very small-scale operators rather than large, corporate-style landlords.

A notable characteristic of these holdings is the financing method. All 7 investor-owned properties are classified as cash purchases, with zero properties recorded as financed. This suggests that the few active investors in this market operate without leverage, possibly focusing on low-cost assets.

The total number of distinct landlord entities is 7, matching the number of properties and indicating no single entity owns more than one of these specific properties within the dataset's scope. This one-to-one ratio of entities to properties underscores the highly fragmented and small-scale nature of investment in the area.

Pricing analysis for investor acquisitions in Pulaski County is not possible due to a complete lack of recorded purchase activity. Data shows zero properties were acquired by landlords during the 2020-2023 period and this inactivity continued through the first quarter of 2026.

The absence of transactions means there is no basis for comparing the acquisition prices of landlords to those of traditional homeowners. This data gap is itself a significant finding, highlighting a market with extremely low liquidity and virtually no interest from professional buyers.

Without recent purchases, it is also impossible to assess price appreciation or track valuation trends for investor-held assets in the county. The market's investor segment appears entirely dormant from an acquisitions perspective.

In Q4 2025, investor activity was completely absent from the Pulaski County market. Landlords purchased zero of the 9 single-family properties that were sold, resulting in a 0% market share for investor acquisitions.

This lack of activity was universal across all investor sizes. Mom-and-pop landlords, who often represent the entry-level or small-scale segment, recorded no purchases. Similarly, institutional investors with portfolios of over 1,000 properties were also inactive in this market.

The data shows no new landlords entered the market, as there were no purchases registered in the single-property (Tier 01) category. The quarter's housing transactions were exclusively driven by non-investor buyers, indicating a market dominated by traditional homeownership.

Ownership among the 7 investor-held properties in Pulaski County is concentrated in a few specific tiers, with no institutional presence. The 'small landlord' tier (3-5 properties) holds the largest share, with 4 properties representing 57.1% of the total.

The remaining properties are split between the 'small-medium' tier (11-20 properties), which holds 1 property (14.3%), and the 'large' tier (101-1000 properties), holding 2 properties (28.6%).

Significantly, there are no properties held by the smallest mom-and-pop landlords (1-2 properties) or the largest institutional investors (1,000+ properties). This suggests the market does not attract either brand-new investors or major corporate capital.

The total mom-and-pop share (Tiers 01-04, defined as 1-10 properties) stands at 57.1%, while the institutional share is 0.0%. Due to the lack of recent transactions, it is not possible to analyze how acquisition prices may vary by tier.

Within Pulaski County's small investor market, individuals maintain majority ownership over companies in the most active tiers. For instance, in the 'small landlord' tier (3-5 properties), individuals own 75.0% of the properties (3 homes), while a company owns just 25.0% (1 home).

This pattern continues up the scale, as the single property held in the 'small-medium' tier (11-20 properties) is owned by an individual investor. There is no crossover point where companies become the majority owners, because the overall sample size is too small and concentrated at the lower end.

This data reinforces the non-corporate character of the local rental market. The handful of investment properties are primarily held by private individuals rather than larger business entities, a trend consistent with a low-volume, non-speculative housing environment.

The geographic distribution of investor-owned properties in Pulaski County is sparse and shows no significant concentration. The area with the most investor properties is zip code 62964, with a total of only 2 homes.

Investor ownership rates are extremely low across the county. The highest rate is found in zip code 62976 at 1.6%, followed by 62941 and 62963, both at 0.9%. These figures are negligible and indicate a market overwhelmingly dominated by owner-occupiers.

Multiple zip codes within the county, such as 62923, 62926, and 62956, have no investor-owned SFR properties recorded at all. This lack of a clear geographic focus underscores the sporadic and opportunistic nature of the very limited investment in the region.

Historical transaction data for Pulaski County reveals a trend of investor divestment. In 2024, landlords were distinct net sellers, acquiring only 1 property while selling 4. This activity led to a net reduction of 3 properties from their already small portfolios.

This selling pressure suggests that local investors are exiting the market rather than expanding their holdings. With such low transaction volume, any selling activity has a proportionally large impact on the total investor footprint.

Institutional investors (1,000+ properties) were completely absent from the transaction records. Their lack of both buying and selling activity reinforces the conclusion that Pulaski County is not a market of interest for large-scale capital.

There is insufficient data to analyze landlord-to-landlord transaction patterns or compare average buy and sell prices, but the directional trend is clear: investors are leaving, not entering.

In the first quarter of 2026, the Pulaski County real estate market saw 11 single-family property transactions, but none of them involved a landlord as a buyer or seller. This gives landlords a 0% share of market transaction activity.

The inactivity was consistent across all investor portfolio sizes. No purchases or sales were attributed to mom-and-pop landlords (Tiers 01-04), mid-size investors, or institutional-scale owners (Tier 09).

As a result of the zero-transaction quarter, there is no data to compare purchase prices across different investor tiers. Likewise, analysis of inter-landlord trading is not possible, as no such activity occurred.

This complete lack of participation underscores a highly illiquid market for investment properties and signals a continued pause in investor interest, consistent with trends observed in the prior year.