Pulaski (IL) Investor Pulse Report (2025-Q4)

Investor presence in the Pulaski County single-family residential market is exceptionally low, with only 7 properties owned by 6 distinct landlords. This accounts for just 0.6% of the county's 1,193 SFR properties, indicating a market dominated by traditional homeowners.

Ownership is slightly tilted towards individuals, who control 4 properties (57.1%) across 4 landlords. Companies, while fewer in number (2 entities), hold the remaining 3 properties (42.9%).

A significant financial characteristic of this market is that 100% of the investor-owned portfolio is held in cash. There are no records of financed or mortgaged properties, suggesting a conservative, debt-averse approach from the few active investors.

The entire portfolio of 7 properties is classified as non-owner-occupied, consistent with the definition of landlord-owned housing. However, none are explicitly flagged as 'Rented' in the current dataset.

The small scale of operations is clear, with a near 1-to-1 ratio of landlords (6) to properties (7), highlighting the absence of large-scale portfolio holders in the county.

Analysis of acquisition pricing is not possible for Pulaski County due to a complete absence of landlord purchase transactions in recent timeframes. No acquisitions were recorded in Q4 2025, Q3 2025, or Q2 2025.

Consequently, a price comparison between landlords and traditional homeowners cannot be performed. This data gap highlights the extremely low velocity of investor activity in the local market.

Looking at a broader historical period, there were also zero properties acquired by landlords between 2020 and 2023, a timeframe that saw significant activity in other markets nationwide.

The lack of transactional data itself is a key insight, suggesting that Pulaski County is not an active market for SFR investors and has not seen new investment in several years.

Without transactions, trends in price appreciation or landlord discounts cannot be established, reinforcing the dormant nature of investor purchasing in this geography.

Investor purchasing activity was entirely absent in Pulaski County during Q4 2025, with landlords acquiring zero of the 3 single-family homes sold. This gives investors a 0% market share of quarterly purchases.

Activity was nonexistent across all investor sizes. Mom-and-pop landlords (1-10 properties) made no purchases, accounting for 0% of the (nonexistent) landlord activity.

Similarly, institutional investors with portfolios over 1,000 properties were not active, also recording zero purchases. This lack of activity spans the entire spectrum of investor types.

No new landlords entered the market in Q4 2025, as indicated by zero purchases in the single-property (Tier 01) category.

The complete halt in investor buying underscores a dormant market where capital is not currently flowing into single-family rental properties.

The minimal investor ownership in Pulaski County is concentrated among smaller-scale landlords. Mom-and-pop investors (Tiers 01-04) control 4 properties, representing 57.1% of the total investor portfolio.

There is absolutely no institutional presence in the county's SFR market, with Tier 09 (1,000+ properties) holding 0.0% of the inventory. This market is exclusively composed of small and mid-size operators.

The ownership distribution is sparse, with properties concentrated in just three tiers: 'Small landlord (3-5)' holds 4 properties (57.1%), 'Small-medium (11-20)' holds 1 property (14.3%), and 'Large (101-1000)' holds 2 properties (28.6%).

Due to the lack of recent transaction data, it is impossible to analyze acquisition price differences between tiers. There is no information on whether larger landlords paid more or less than their smaller counterparts.

The data clearly shows a market structure defined by a handful of small operators rather than a diverse ecosystem of different investor sizes.

Individual investors form the backbone of the small landlord community in Pulaski County. In the 'Small landlord (3-5)' tier, individuals own 3 of the 4 properties (75.0%).

In the 'Small-medium (11-20)' tier, ownership is exclusively individual, with one investor holding one property (100.0%).

There is no crossover point where companies become the majority owners. In fact, companies only have a minority stake in one tier, holding 1 property (25.0%) in the 3-5 property bracket.

Price comparison between individual and company buyers is not possible, as there is no available acquisition price data for any investor type in this county.

The ownership structure confirms that the market is defined by private individuals rather than corporate entities, even within the same portfolio size tiers.

The geographic distribution of investor-owned properties in Pulaski County is extremely sparse, reflecting the overall low penetration rate. There is no central hub of investor activity.

Top sub-geographies by property count, such as zip codes 62941 and 62963, contain only 1 investor-owned property each. This demonstrates a lack of targeted investment in any specific neighborhood.

Investor ownership rates are negligible across the board. The highest rate among zip codes with data is in 62976, where just 1.6% of homes are investor-owned.

There is no meaningful distinction between regions with the highest count versus the highest percentage of ownership, as all numbers are exceptionally low.

The data paints a picture of a county where investor ownership is not a significant market factor in any specific location, with activity being more incidental than strategic.

Historical transaction data from 2024 reveals a clear trend of investor divestment in Pulaski County. Landlords sold 4 properties while only purchasing 1, making them significant net sellers.

The buy-to-sell ratio for 2024 was 0.25, indicating that for every property purchased, four were sold. This signals a contraction of investor portfolios in the area.

There was no recorded institutional activity (1,000+ tier), so the net-seller trend is entirely driven by the county's small and mid-size landlords.

Due to the low volume of transactions, robust comparisons of average buy and sell prices are not statistically significant, but the volume data clearly points to an investor retreat.

This pattern of selling more than buying is the most definitive activity trend in the dataset, suggesting a cooling of investor interest in holding SFR assets in Pulaski County.

The fourth quarter of 2025 was completely dormant for real estate investors in Pulaski County, with zero transactions recorded. Of the 4 total SFR transactions in the market, none involved a landlord as a buyer or seller.

This lack of activity was consistent across all investor sizes. Mom-and-pop landlords (Tiers 01-04) did not participate in any transactions during the quarter.

Likewise, institutional investors (Tier 09) were absent from the market, reflecting their overall nonexistent presence in the county.

With no purchases made, analysis of inter-landlord trading is not applicable. No investors acquired properties from other landlords in Q4 2025.

Average purchase prices by tier cannot be calculated due to the zero-transaction volume, further emphasizing the market's inactivity from an investor perspective.