Real Estate Investing in Arlington Heights, Illinois (60004)
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Should you buy in 60004 (Arlington Heights, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Arlington Heights, IL (60004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60004 Arlington Heights
Not every below-median market is a bargain. Arlington Heights's 60004 ZIP clocks in at signals that favor experienced operators who can absorb the risk $517K pricing implies.
The investment case in 60004 is robust only for operators who understand what they are buying. A $517K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 60004 offers a low basis, the region around Arlington Heights has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 60004 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Arlington Heights's stable or hybrid ZIPs before stepping into 60004. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Arlington Heights:
Property Strategy for 60004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $173,790 | $1,940 | 8.0% | +10.0% | $173,790 |
| 2BR | $301,046 | $2,190 | 5.2% | +8.4% | $150,523 |
| 3BR | $439,560 | $2,820 | 4.6% | +7.2% | $146,520 |
| 4BR | $594,883 | $3,260 | 3.9% | +7.3% | $148,721 |
| 5BR | $715,845 | — | — | +7.2% | $143,169 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60004 Compare?
| Metric | 60004 | Arlington Heights | Illinois |
|---|---|---|---|
| Home Value | $516,828 | $490,665 | $279,761 |
| 5-Year CAGR | 7.2% | 7.3% | 6.6% |
| Avg Rent | $2,107 | $1,963 | - |
| Cap Rate | 3.2% | 3.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60004 (Arlington Heights, IL). Anonymous, moderated, never written by AI.
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Property managers serving Cook County
Manage rentals here? List your business →American Property Management of Illinois, Inc. (Associa) provides comprehensive HOA and condominium management services in Chicago and surrounding areas. summary from their website
Blackhawk Realty Management, LLC provides professional property management and real estate services for its multifamily apartment portfolio, founded in 2004. summary from their website
Buckingham Property Management, Inc. offers apartment rentals and management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $516,828 |
| Monthly Rent | $2,107 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +12.4% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 60004
Population: 51,884
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 60004
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,905 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Arlington Heights, IL?
Average rent in Arlington Heights, IL is approximately $2,107/mo per month. Against $517K home values that yields a reasonable rent-to-price ratio.
Is it easy to find good tenants in Arlington Heights, IL?
Arlington Heights, IL draws a measured base of working renters. Demand at the $2,107/mo rent level is reasonable for standard single-family and small multi rentals.
How viable is house hacking in Arlington Heights, IL?
House hacking works a challenging in Arlington Heights, IL. Rents of $2,107/mo against $517K acquisition make the strategy solid for owner-occupants.
Is IL a landlord-friendly state?
For rental operators, Arlington Heights, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the average home sale price in Arlington Heights, IL?
Median home price in Arlington Heights, IL is near $517K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
You know 60004 now. You don’t know where it ranks.
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How 60004 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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