Real Estate Investing in Lake in the Hills, Illinois (60156)
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Should you buy in 60156 (Lake in the Hills, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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 Lake in the Hills, IL (60156)?
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Market Analysis: 60156 Lake in the Hills
On the rental side, ZIP 60156 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $383K median. It rewards specialists, not generalists.
On the rental side, the numbers look inviting — $383K purchase price, 0.0% nominal cap — the work to hit that pro forma in 60156 is substantial and deserves full respect.
ZIP 60156's metrics run below McHenry 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 60156 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Lake in the Hills:
Property Strategy for 60156
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $249,804 | $2,100 | 6.1% | +9.6% | $124,902 |
| 3BR | $348,475 | $2,700 | 5.6% | +9.3% | $116,158 |
| 4BR | $419,133 | $3,130 | 5.4% | +9.0% | $104,783 |
| 5BR | $468,926 | — | — | +8.1% | $93,785 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60156 Compare?
| Metric | 60156 | Lake in the Hills | Illinois |
|---|---|---|---|
| Home Value | $383,133 | $383,133 | $279,761 |
| 5-Year CAGR | 7.9% | 7.9% | 6.6% |
| Avg Rent | $2,183 | $2,183 | - |
| Cap Rate | 4.4% | 4.4% | - |
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 60156 (Lake in the Hills, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $383,133 |
| Monthly Rent | $2,183 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 60156
Population: 28,853
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 60156
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Prairie Grove Junior High School
Algonquin Middle School
Eastview Elem School
Glacier Ridge Elementary School
Prairie Grove 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 5,762 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Lake in the Hills, IL make sense for an investment property?
With a 3.0/5 investability score, Lake in the Hills, IL ranks as a solid market for rental property investors. Median prices of $383K and rents of $2,183/mo drive the underlying numbers.
What is the typical rental rate in Lake in the Hills, IL?
The typical rental in Lake in the Hills, IL commands about $2,183/mo monthly. That rent profile even-keeled cash flow against the $383K purchase basis.
How deep is the rental pool in Lake in the Hills, IL?
The tenant pool in Lake in the Hills, IL is solid, supported by local employment and population fundamentals. Rents of $2,183/mo are well-absorbed by the market.
Do rentals sit vacant long in Lake in the Hills, IL?
Rental vacancy in Lake in the Hills, IL is elevated. Investors should budget normal turnover but not chronic empty units.
Is house hacking profitable in Lake in the Hills, IL?
House hacking works a challenging in Lake in the Hills, IL. Rents of $2,183/mo against $383K acquisition make the strategy solid for owner-occupants.
You know 60156 now. You don’t know where it ranks.
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How 60156 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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