Real Estate Investing in Harvard, Illinois (60033)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60033 (Harvard, 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 Harvard, IL (60033)?
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Market Analysis: 60033 Harvard
ZIP 60033 inside McHenry County looks affordable on the surface — median value of $279K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 60033 is robust only for operators who understand what they are buying. A $279K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Harvard have seen price recovery that 60033 has not matched. McHenry County data supports the view that the spread is structural rather than temporary.
Resident income in 60033 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Harvard:
Property Strategy for 60033
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,275 | $1,450 | 5.4% | +9.4% | $96,638 |
| 3BR | $265,534 | $1,870 | 5.1% | +8.9% | $88,511 |
| 4BR | $301,569 | $2,160 | 5.2% | +8.8% | $75,392 |
| 5BR | $358,894 | — | — | +9.6% | $71,779 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60033 Compare?
| Metric | 60033 | Harvard | Illinois |
|---|---|---|---|
| Home Value | $279,171 | $279,171 | $279,761 |
| 5-Year CAGR | 6.3% | 6.3% | 6.6% |
| Avg Rent | $1,335 | $1,335 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60033 (Harvard, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $279,171 |
| Monthly Rent | $1,335 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.7%). 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 60033
Population: 13,333
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 60033
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.
Frequently Asked Questions
Do landlords face vacancy issues in Harvard, IL?
Vacancy in Harvard, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,335/mo.
What is the average home sale price in Harvard, IL?
Median home price in Harvard, IL is near $279K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How strong are rents in Harvard, IL?
Harvard, IL rentals go for roughly $1,335/mo a month. That puts gross yield in solid territory relative to $279K acquisition costs.
Is it easy to find good tenants in Harvard, IL?
Harvard, IL draws a even-keeled base of working renters. Demand at the $1,335/mo rent level is reasonable for standard single-family and small multi rentals.
Is Harvard in IL worth investing in?
The 3.0/5 investability rating in Harvard, IL reflects its $279K prices and $1,335/mo rents. Investors generally consider it a solid option within IL.
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