Real Estate Investing in Sycamore, Illinois (60178)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60178 (Sycamore, 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 Sycamore, IL (60178)?
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Market Analysis: 60178 Sycamore
Investors eyeing 60178 need to respect the fundamentals at play. Home values of $327K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $327K asset, 60178 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 60178 and stronger Sycamore ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 60178 ZIP's population of 21,709 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 60178 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 Sycamore:
Property Strategy for 60178
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,610 | $1,410 | 4.6% | +7.7% | $109,305 |
| 3BR | $302,822 | $1,870 | 4.4% | +7.8% | $100,941 |
| 4BR | $396,231 | $2,260 | 4.1% | +7.8% | $99,058 |
| 5BR | $462,134 | — | — | +7.5% | $92,427 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60178 Compare?
| Metric | 60178 | Sycamore | Illinois |
|---|---|---|---|
| Home Value | $326,852 | $326,852 | $279,761 |
| 5-Year CAGR | 6.9% | 6.9% | 6.6% |
| Avg Rent | $1,435 | $1,435 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 60178 (Sycamore, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $326,852 |
| Monthly Rent | $1,435 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.4%). 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 60178
Population: 21,709
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 60178
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 1,081 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Sycamore, IL a good investment right now?
Sycamore, IL scores 3.0/5 for investability. Home values sit at $327K and rents near $1,435/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are home prices like in Sycamore, IL?
Median home price in Sycamore, IL is near $327K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
What investment strategy works best in Sycamore, IL?
Most investors in Sycamore, IL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does Sycamore, IL favor landlords or tenants?
Rental owners in Sycamore, IL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is vacancy a concern in Sycamore, IL?
Expect elevated vacancy in Sycamore, IL. Rents at $1,435/mo are absorbed by the tenant base without meaningful lag.
You know 60178 now. You don’t know where it ranks.
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How 60178 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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