Real Estate Investing in West Dundee, Illinois (60118)
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Should you buy in 60118 (West Dundee, 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 West Dundee, IL (60118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60118 West Dundee
Investors eyeing 60118 need to respect the fundamentals at play. Home values of $419K come alongside slower price movement and elevated management overhead.
For an experienced owner, 60118 can be a a viable market for hunting ground — but the discount at $419K reflects genuine risk that outside investors often underestimate.
The gap between 60118 and stronger West Dundee ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 60118 includes headwinds that any investor should price in. Income distribution skews lower than West Dundee averages, and tenant stability requires active management.
The right play in 60118 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in West Dundee:
Property Strategy for 60118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $273,330 | $1,780 | 4.7% | +9.6% | $136,665 |
| 3BR | $356,644 | $2,290 | 4.6% | +7.8% | $118,881 |
| 4BR | $473,067 | $2,650 | 4.0% | +8.4% | $118,267 |
| 5BR | $546,052 | — | — | +8.4% | $109,210 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60118 Compare?
| Metric | 60118 | West Dundee | Illinois |
|---|---|---|---|
| Home Value | $419,264 | $419,264 | $279,761 |
| 5-Year CAGR | 6.5% | 6.5% | 6.6% |
| Avg Rent | $2,235 | $2,235 | - |
| Cap Rate | 4.2% | 4.2% | - |
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 60118 (West Dundee, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $419,264 |
| Monthly Rent | $2,235 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 60118
Population: 15,692
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 60118
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Sunny Hill Elem School
Perry Elementary School
Golfview Elem School
Lakewood School
Delacey Family Educ Ctr
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 West Dundee, IL a good market for buy-and-hold investors?
Our data puts West Dundee, IL at 3.0/5 for investability. Home prices of $419K and rents around $2,235/mo create a solid backdrop for investor activity.
Is rental property easy to operate in West Dundee, IL?
Landlord-friendliness in West Dundee, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How high is vacancy risk in West Dundee, IL?
Vacancy risk in West Dundee, IL is elevated. That supports reliable cash flow for typical rental holds.
Are tenants stable in West Dundee, IL?
Working renters make up the core of the West Dundee, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How do experienced investors play West Dundee, IL?
The best-fit strategy in West Dundee, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 60118 now. You don’t know where it ranks.
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How 60118 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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