Real Estate Investing in Bellwood, Illinois (60104)
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Should you buy in 60104 (Bellwood, 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 Bellwood, IL (60104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60104 Bellwood
The 60104 ZIP in Bellwood, IL is a local-operator market. Outside capital chasing a $260K entry has to pair deep knowledge with the discount.
The 60104 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 60104's metrics run below Cook County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 60104 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 60104 is an operator game, not a passive one. Meanwhile, entry prices of $260K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bellwood:
Property Strategy for 60104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $210,411 | $1,490 | 5.1% | +7.7% | $105,205 |
| 3BR | $247,373 | $1,920 | 5.6% | +6.9% | $82,458 |
| 4BR | $278,081 | $2,220 | 5.7% | +6.0% | $69,520 |
| 5BR | $302,905 | — | — | +5.9% | $60,581 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60104 Compare?
| Metric | 60104 | Bellwood | Illinois |
|---|---|---|---|
| Home Value | $259,818 | $259,818 | $279,761 |
| 5-Year CAGR | 5.6% | 5.6% | 6.6% |
| Avg Rent | $1,750 | $1,750 | - |
| 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 60104 (Bellwood, 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 | $259,818 |
| Monthly Rent | $1,750 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 60104
Population: 18,390
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 60104
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Grant Elem School
Hillside Elem School
Irving Middle School
J W Riley Intermediate School
Lincoln 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 2,713 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the renter demographic in Bellwood, IL?
Expect a solid tenant pool in Bellwood, IL. The rental market absorbs $1,750/mo rents without meaningful friction.
How do experienced investors play Bellwood, IL?
In Bellwood, IL the durable play is typically careful cash-flow rentals with hands-on management. The combination of $260K prices and $1,750/mo rents suits that approach.
Is Bellwood, IL a friendly market for rental owners?
Landlord-friendliness in Bellwood, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Bellwood, IL suited for a house hack?
Bellwood, IL is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $260K price point reasonable to enter.
Where do home prices stand in Bellwood, IL?
In Bellwood, IL the median home value sits at $260K. Against the broader IL market, that reads as reasonable for most investors.
You know 60104 now. You don’t know where it ranks.
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How 60104 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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