Real Estate Investing in Fox Lake, Illinois (60020)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60020 (Fox Lake, 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.
- Elevated vacancy: 9.6% vacancy may signal weakening demand.
What’s happening in Fox Lake, IL (60020)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60020 Fox Lake
This part of Lake County is not an easy win. The 60020 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $268K purchase price, 0.0% nominal cap — the work to hit that pro forma in 60020 is substantial and deserves full respect.
Within IL, ZIP 60020 trails on several market indicators that neighboring Lake County submarkets outperform. The gap is real and impressive enough to shape underwriting.
A healthy renter share of 26% in 60020 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 60020 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 Fox Lake:
Property Strategy for 60020
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $90,065 | $1,460 | 11.7% | +8.7% | $90,065 |
| 2BR | $222,796 | $1,650 | 5.3% | +10.0% | $111,398 |
| 3BR | $291,877 | $2,120 | 5.2% | +8.7% | $97,292 |
| 4BR | $412,953 | $2,460 | 4.3% | +8.9% | $103,238 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60020 Compare?
| Metric | 60020 | Fox Lake | Illinois |
|---|---|---|---|
| Home Value | $268,170 | $289,935 | $279,761 |
| 5-Year CAGR | 6.9% | 6.6% | 6.6% |
| Avg Rent | $1,698 | $1,443 | - |
| Cap Rate | 4.9% | 4.0% | - |
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 60020 (Fox Lake, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $268,170 |
| Monthly Rent | $1,698 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 11.9% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (4.9%). 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 60020
Population: 10,846
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 60020
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Gavin South Middle School
Big Hollow Elem School
Big Hollow Primary School
Big Hollow Middle School
Gavin Central Elementary 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 4,833 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in Fox Lake, IL?
Expect elevated vacancy in Fox Lake, IL. Rents at $1,698/mo are absorbed by the tenant base without meaningful lag.
What is it like being a landlord in Fox Lake, IL?
Fox Lake, IL operates under IL law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
What is the median home value in Fox Lake, IL?
Median home price in Fox Lake, IL is near $268K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Where do rents currently stand in Fox Lake, IL?
Rents in Fox Lake, IL run near $1,698/mo. Compared with median home prices of $268K that produces solid gross yields for typical rentals.
Is the tenant base reliable in Fox Lake, IL?
Fox Lake, IL draws a consistent base of working renters. Demand at the $1,698/mo rent level is reasonable for standard single-family and small multi rentals.
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