Real Estate Investing in Elburn, Illinois (60119)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60119 (Elburn, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Elburn, IL (60119)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60119 Elburn
The 60119 ZIP covers a section of Elburn that demands careful diligence. Prices near $479K look accessible, but the work to make a deal cash flow is real.
Rent of $1,899/mo on a $479K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 60119 sits below the stated 0.0% once reality is priced in.
Within IL, ZIP 60119 trails on several market indicators that neighboring Kane County submarkets outperform. The gap is real and notable enough to shape underwriting.
A substantial renter share of 6% in 60119 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 60119 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Elburn:
Property Strategy for 60119
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $291,518 | $2,110 | 5.2% | +8.3% | $145,759 |
| 3BR | $409,746 | $2,720 | 4.8% | +8.4% | $136,582 |
| 4BR | $488,724 | $3,140 | 4.6% | +7.6% | $122,181 |
| 5BR | $565,998 | — | — | +7.9% | $113,200 |
Market Trends
Home Value History (with trend line)
📊 How Does 60119 Compare?
| Metric | 60119 | Elburn | Illinois |
|---|---|---|---|
| Home Value | $478,608 | $478,608 | $279,761 |
| 5-Year CAGR | 6.1% | 6.1% | 6.6% |
| Avg Rent | $1,899 | $1,899 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 60119 (Elburn, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $478,608 |
| Monthly Rent | $1,899 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (3.1%). 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 60119
Population: 10,964
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 60119
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
What is it like being a landlord in Elburn, IL?
Rental owners in Elburn, IL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are tenants stable in Elburn, IL?
The renter base in Elburn, IL is reasonable for the $1,899/mo price point. Screening well and pricing to market typically yields steady tenants.
What are home prices like in Elburn, IL?
Expect median prices around $479K in Elburn, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
How does Elburn, IL rate as a rental market?
Yes - Elburn, IL a 3.0/5 investability score. With $479K home prices against $1,899/mo monthly rent, the market delivers a reasonable entry point for new investors.
Which investment style suits Elburn, IL?
For Elburn, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 60119 now. You don’t know where it ranks.
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How 60119 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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