Real Estate Investing in Cary, Illinois (60013)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60013 (Cary, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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 Cary, IL (60013)?
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Market Analysis: 60013 Cary
Investors eyeing 60013 need to respect the fundamentals at play. Home values of $387K come alongside slower price movement and elevated management overhead.
The 60013 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 60013 and stronger Cary ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 60013 ZIP's population of 26,503 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 60013 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Cary:
Property Strategy for 60013
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $269,695 | $1,940 | 5.2% | +9.6% | $134,847 |
| 3BR | $332,502 | $2,500 | 5.4% | +9.0% | $110,834 |
| 4BR | $451,224 | $2,890 | 4.6% | +8.7% | $112,806 |
| 5BR | $538,464 | — | — | +8.8% | $107,693 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60013 Compare?
| Metric | 60013 | Cary | Illinois |
|---|---|---|---|
| Home Value | $386,975 | $386,975 | $279,761 |
| 5-Year CAGR | 7.2% | 7.2% | 6.6% |
| Avg Rent | $2,624 | $2,624 | - |
| Cap Rate | 5.3% | 5.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60013 (Cary, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $386,975 |
| Monthly Rent | $2,624 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.3%). 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 60013
Population: 26,503
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 60013
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Fox River Grove Middle School
Algonquin Road Elem School
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 6,244 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Cary, IL?
Rent in Cary, IL is around $2,624/mo. The resulting rent-to-value relationship with $387K pricing is reasonable for most investor models.
Are there empty rentals in Cary, IL?
Cary, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
How strong is Cary, IL for real estate investors?
Cary, IL scores 3.0/5 for investability. Home values sit at $387K and rents near $2,624/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does house hacking make sense in Cary, IL?
House hacking works a challenging in Cary, IL. Rents of $2,624/mo against $387K acquisition make the strategy solid for owner-occupants.
What is the tenant pool like in Cary, IL?
Expect a solid tenant pool in Cary, IL. The rental market absorbs $2,624/mo rents without meaningful friction.
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