Real Estate Investing in Blue Island, Illinois (60406)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60406 (Blue Island, 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.
- Higher unemployment: 9.1% unemployment — tenant risk signal.
What’s happening in Blue Island, IL (60406)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60406 Blue Island
ZIP 60406 in Blue Island, IL carries a robust set of headwinds. Home values near $206K and rents of $1,355/mo sit inside a market where underwriting has to be tight.
Rent of $1,355/mo on a $206K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 60406 sits below the stated 0.0% once reality is priced in.
ZIP 60406's metrics run below Cook County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 60406 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 60406 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 Blue Island:
Property Strategy for 60406
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,893 | $1,350 | 6.2% | +6.3% | $77,947 |
| 3BR | $198,512 | $1,740 | 6.3% | +7.1% | $66,171 |
| 4BR | $232,110 | $2,010 | 6.2% | +6.8% | $58,028 |
| 5BR | $259,182 | — | — | +6.1% | $51,836 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60406 Compare?
| Metric | 60406 | Blue Island | Illinois |
|---|---|---|---|
| Home Value | $205,924 | $205,924 | $279,761 |
| 5-Year CAGR | 5.4% | 5.4% | 6.6% |
| Avg Rent | $1,355 | $1,355 | - |
| Cap Rate | 5.1% | 5.1% | - |
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 60406 (Blue Island, IL). Anonymous, moderated, never written by AI.
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Property managers serving Cook County
Manage rentals here? List your business →American Property Management of Illinois, Inc. (Associa) provides comprehensive HOA and condominium management services in Chicago and surrounding areas. summary from their website
Blackhawk Realty Management, LLC provides professional property management and real estate services for its multifamily apartment portfolio, founded in 2004. summary from their website
Buckingham Property Management, Inc. offers apartment rentals and management services. 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 | $205,924 |
| Monthly Rent | $1,355 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (5.1%). 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 60406
Population: 24,887
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 60406
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cassell Elem School
Vick Early Childhood & Family Ctr
Park Elementary School
Carver Military Academy HS
Riverdale 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
Frequently Asked Questions
How strong is tenant demand in Blue Island, IL?
Expect a solid tenant pool in Blue Island, IL. The rental market absorbs $1,355/mo rents without meaningful friction.
Is Blue Island, IL a good place for real estate investing?
With a 3.0/5 investability score, Blue Island, IL ranks as a solid market for rental property investors. Median prices of $206K and rents of $1,355/mo drive the underlying numbers.
How much should I expect to pay for a home in Blue Island, IL?
Blue Island, IL median home values land near $206K. That is reasonable territory for investors looking at $1,355/mo-per-month rentals.
What strategy should investors use in Blue Island, IL?
Most investors in Blue Island, 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.
How strict are landlord regulations in Blue Island, IL?
Blue Island, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 60406 now. You don’t know where it ranks.
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How 60406 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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