Real Estate Investing in Geneva, Illinois (60134)
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Should you buy in 60134 (Geneva, 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 Geneva, IL (60134)?
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Market Analysis: 60134 Geneva
This part of Kane County is not an easy win. The 60134 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 60134 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On balance, 60134 offers a low basis, the region around Geneva has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 60134 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 60134 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 Geneva:
Property Strategy for 60134
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $332,754 | $2,270 | 4.9% | +8.1% | $166,377 |
| 3BR | $430,403 | $2,920 | 4.9% | +8.1% | $143,468 |
| 4BR | $573,495 | $3,380 | 4.2% | +8.4% | $143,374 |
| 5BR | $667,516 | — | — | +8.6% | $133,503 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60134 Compare?
| Metric | 60134 | Geneva | Illinois |
|---|---|---|---|
| Home Value | $555,050 | $555,050 | $279,761 |
| 5-Year CAGR | 7.5% | 7.5% | 6.6% |
| Avg Rent | $2,150 | $2,150 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 60134 (Geneva, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $555,050 |
| Monthly Rent | $2,150 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 60134
Population: 29,838
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 60134
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 3,409 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Geneva, IL stack up for property investment?
Geneva, IL scores 3.0/5 for investability. Home values sit at $555K and rents near $2,150/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong is the working-renter base in Geneva, IL?
Working renters make up the core of the Geneva, IL tenant base. The pool is reasonable for investors targeting long-term holds.
Are rents high in Geneva, IL?
The typical rental in Geneva, IL commands about $2,150/mo monthly. That rent profile even-keeled cash flow against the $555K purchase basis.
What investment strategy works best in Geneva, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Geneva, IL. The numbers - $555K homes against $2,150/mo rents - support that play.
Is Geneva, IL good for house hacking?
House hacking works a challenging in Geneva, IL. Rents of $2,150/mo against $555K acquisition make the strategy solid for owner-occupants.
You know 60134 now. You don’t know where it ranks.
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How 60134 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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