Real Estate Investing in Carpentersville, Illinois (60110)
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Should you buy in 60110 (Carpentersville, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
No major risk flags on the data we track.
What’s happening in Carpentersville, IL (60110)?
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Market Analysis: 60110 Carpentersville
The 60110 ZIP covers a section of Carpentersville that demands careful diligence. Prices near $297K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 60110 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 60110's metrics run below Kane 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 60110 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Carpentersville's stable or hybrid ZIPs before stepping into 60110. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Carpentersville:
Property Strategy for 60110
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $186,547 | $1,620 | 6.3% | +9.4% | $186,547 |
| 2BR | $249,429 | $1,830 | 5.3% | +9.5% | $124,715 |
| 3BR | $275,037 | $2,360 | 6.2% | +8.5% | $91,679 |
| 4BR | $402,531 | $2,730 | 4.9% | +8.1% | $100,633 |
| 5BR | $430,912 | — | — | +7.6% | $86,182 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60110 Compare?
| Metric | 60110 | Carpentersville | Illinois |
|---|---|---|---|
| Home Value | $297,475 | $297,475 | $279,761 |
| 5-Year CAGR | 7.0% | 7.0% | 6.6% |
| Avg Rent | $2,357 | $2,357 | - |
| Cap Rate | 6.2% | 6.2% | - |
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 60110 (Carpentersville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $297,475 |
| Monthly Rent | $2,357 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 13.2% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). 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 60110
Population: 39,028
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 60110
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,762 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Carpentersville in IL worth investing in?
Yes - Carpentersville, IL a 4.0/5 investability score. With $297K home prices against $2,357/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do experienced investors play Carpentersville, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Carpentersville, IL. With home values at $297K and rents near $2,357/mo, other strategies can work but produce stable rather than outsized returns.
Is it easy to find good tenants in Carpentersville, IL?
Expect a solid tenant pool in Carpentersville, IL. The rental market absorbs $2,357/mo rents without meaningful friction.
Is vacancy a concern in Carpentersville, IL?
Carpentersville, IL carries elevated vacancy risk. Expect stable absorption at market rents of $2,357/mo.
Is Carpentersville, IL a good market for FHA house hackers?
House hacking works a challenging in Carpentersville, IL. Rents of $2,357/mo against $297K acquisition make the strategy solid for owner-occupants.
You know 60110 now. You don’t know where it ranks.
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How 60110 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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