Real Estate Investing in Fox River Grove, Illinois (60021)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60021 (Fox River Grove, 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 Fox River Grove, IL (60021)?
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Market Analysis: 60021 Fox River Grove
Not every below-median market is a bargain. Fox River Grove's 60021 ZIP reflects signals that favor experienced operators who can absorb the risk $367K pricing implies.
The investment case in 60021 is significant only for operators who understand what they are buying. A $367K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 60021's metrics run below McHenry County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 60021 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 60021 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fox River Grove:
Property Strategy for 60021
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $265,652 | $2,670 | 7.2% | +9.8% | $132,826 |
| 3BR | $339,449 | $3,440 | 7.3% | +9.1% | $113,150 |
| 4BR | $436,366 | $3,980 | 6.6% | +8.7% | $109,092 |
| 5BR | $552,306 | — | — | +8.1% | $110,461 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60021 Compare?
| Metric | 60021 | Fox River Grove | Illinois |
|---|---|---|---|
| Home Value | $366,737 | $366,737 | $279,761 |
| 5-Year CAGR | 7.3% | 7.3% | 6.6% |
| Avg Rent | $2,100 | $2,100 | - |
| Cap Rate | 4.5% | 4.5% | - |
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 60021 (Fox River Grove, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $366,737 |
| Monthly Rent | $2,100 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 11.8% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.5%). 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 60021
Population: 5,108
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 60021
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Three Oaks School
Cary Jr High School
Deer Path Elem School
Oak Knoll Early Childhood Center
Briargate 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
What strategy should investors use in Fox River Grove, IL?
A careful cash-flow rentals with hands-on management strategy Fox River Grove, IL best. The market produces steady results for that approach at the $367K price point.
Is Fox River Grove, IL a good market for buy-and-hold investors?
Our data puts Fox River Grove, IL at 3.0/5 for investability. Home prices of $367K and rents around $2,100/mo create a solid backdrop for investor activity.
What are vacancy rates like in Fox River Grove, IL?
Vacancy in Fox River Grove, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,100/mo.
Are eviction rules reasonable in Fox River Grove, IL?
Fox River Grove, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much should I expect to pay for a home in Fox River Grove, IL?
Expect median prices around $367K in Fox River Grove, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
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How 60021 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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