Real Estate Investing in Wheeling, Illinois (60090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60090 (Wheeling, 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 Wheeling, IL (60090)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60090 Wheeling
Meanwhile, ZIP 60090 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $321K median. It rewards specialists, not generalists.
The investment case in 60090 is healthy only for operators who understand what they are buying. A $321K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 60090 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 60090 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. solid returns are possible in 60090, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Wheeling:
Property Strategy for 60090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $165,007 | $1,740 | 7.6% | +9.2% | $165,007 |
| 2BR | $252,907 | $1,960 | 5.6% | +9.2% | $126,453 |
| 3BR | $323,949 | $2,520 | 5.6% | +7.3% | $107,983 |
| 4BR | $460,989 | $2,920 | 4.6% | +7.6% | $115,247 |
| 5BR | $490,522 | — | — | +7.1% | $98,104 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60090 Compare?
| Metric | 60090 | Wheeling | Illinois |
|---|---|---|---|
| Home Value | $321,083 | $321,083 | $279,761 |
| 5-Year CAGR | 7.6% | 7.6% | 6.6% |
| Avg Rent | $2,121 | $2,121 | - |
| Cap Rate | 5.2% | 5.2% | - |
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 60090 (Wheeling, 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 | $321,083 |
| Monthly Rent | $2,121 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.2% |
| 5-Year IRR | 12.7% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.2%). 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 60090
Population: 38,340
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 60090
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MacArthur Middle School
Anne Sullivan Elem School
Betsy Ross Elem School
Dwight D Eisenhower Elem School
Hersey HS-D/HH HS Program
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 is the average home sale price in Wheeling, IL?
Expect median prices around $321K in Wheeling, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What approach is best for Wheeling, IL real estate?
The best-fit strategy in Wheeling, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How qualified is the tenant pool in Wheeling, IL?
The tenant pool in Wheeling, IL is solid, supported by local employment and population fundamentals. Rents of $2,121/mo are well-absorbed by the market.
Can owner-occupants cash flow in Wheeling, IL?
Wheeling, IL is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $321K price point reasonable to enter.
How do landlord-tenant laws work in Wheeling, IL?
IL law landlord-friendly for landlords, and Wheeling inherits those rules. Investors should still review local ordinances for rental licensing.
You know 60090 now. You don’t know where it ranks.
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How 60090 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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