Real Estate Investing in Wheaton, Illinois (60189)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60189 (Wheaton, 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 Wheaton, IL (60189)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60189 Wheaton
This part of DuPage County is not an easy win. The 60189 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On balance, the numbers look inviting — $530K purchase price, 0.0% nominal cap — the work to hit that pro forma in 60189 is substantial and deserves full respect.
Within IL, ZIP 60189 trails on several market indicators that neighboring DuPage County submarkets outperform. The gap is real and robust enough to shape underwriting.
A resilient renter share of 21% in 60189 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Wheaton's stable or hybrid ZIPs before stepping into 60189. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Wheaton:
Property Strategy for 60189
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $197,694 | $1,940 | 7.1% | +8.7% | $197,694 |
| 2BR | $253,695 | $2,190 | 6.2% | +8.8% | $126,847 |
| 3BR | $400,372 | $2,820 | 5.1% | +7.3% | $133,457 |
| 4BR | $681,730 | $3,260 | 3.4% | +8.3% | $170,432 |
| 5BR | $841,064 | — | — | +8.4% | $168,213 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60189 Compare?
| Metric | 60189 | Wheaton | Illinois |
|---|---|---|---|
| Home Value | $529,903 | $519,241 | $279,761 |
| 5-Year CAGR | 7.0% | 6.5% | 6.6% |
| Avg Rent | $2,317 | $2,172 | - |
| Cap Rate | 3.4% | 3.3% | - |
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 60189 (Wheaton, IL). Anonymous, moderated, never written by AI.
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Property managers serving DuPage County
Manage rentals here? List your business →Hillcrest Property Management is an HOA Management Company serving HOAs. summary from their website
Redbrick Property Management specializes in HOA, Condo, Townhouse, Community Management for large-scale, master-planned, gated, and senior communities in Lombard. summary from their website
ACM Community Management is part of RealManage. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $529,903 |
| Monthly Rent | $2,317 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -11.3% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 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 60189
Population: 30,866
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 60189
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Franklin Middle School
Lowell Elem School
Winfield Central School
Carl Sandburg Elem School
Monroe Middle 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 6,268 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Wheaton, IL?
The 3.0/5 investability rating in Wheaton, IL reflects its $530K prices and $2,317/mo rents. Investors generally consider it a solid option within IL.
What do landlords charge for rent in Wheaton, IL?
Rent in Wheaton, IL is around $2,317/mo. The resulting rent-to-value relationship with $530K pricing is reasonable for most investor models.
Are there empty rentals in Wheaton, IL?
Wheaton, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
Is Wheaton, IL good for house hacking?
The house hack math a challenging in Wheaton, IL. Owner-occupant buyers benefit from the $2,317/mo rents and $530K home values.
What is the renter demographic in Wheaton, IL?
Tenant quality in Wheaton, IL ranks as solid. Landlords generally report stable occupancy at market rents of $2,317/mo.
You know 60189 now. You don’t know where it ranks.
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How 60189 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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