Real Estate Investing in Coal City, Illinois (60416)
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Should you buy in 60416 (Coal City, 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 Coal City, IL (60416)?
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Market Analysis: 60416 Coal City
ZIP 60416 in Coal City, IL carries a resilient set of headwinds. Home values near $298K and rents of $1,325/mo sit inside a market where underwriting has to be tight.
The 60416 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Coal City have seen price recovery that 60416 has not matched. Grundy County data supports the view that the spread is structural rather than temporary.
A substantial renter share of 22% in 60416 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 60416 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 Coal City:
Property Strategy for 60416
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $198,430 | $1,400 | 5.1% | +7.9% | $99,215 |
| 3BR | $279,964 | $1,900 | 4.9% | +7.3% | $93,321 |
| 4BR | $374,666 | $2,110 | 4.1% | +7.6% | $93,667 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60416 Compare?
| Metric | 60416 | Coal City | Illinois |
|---|---|---|---|
| Home Value | $297,982 | $297,982 | $279,761 |
| 5-Year CAGR | 5.2% | 5.2% | 6.6% |
| Avg Rent | $1,325 | $1,325 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 60416 (Coal City, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $297,982 |
| Monthly Rent | $1,325 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.5%). 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 60416
Population: 9,277
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 60416
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.
Frequently Asked Questions
Should investors consider Coal City, IL?
With a 3.0/5 investability score, Coal City, IL ranks as a solid market for rental property investors. Median prices of $298K and rents of $1,325/mo drive the underlying numbers.
Do rentals sit vacant long in Coal City, IL?
Expect elevated vacancy in Coal City, IL. Rents at $1,325/mo are absorbed by the tenant base without meaningful lag.
What are home prices like in Coal City, IL?
The median home value in Coal City, IL is roughly $298K. That puts it reasonable relative to the IL statewide average.
What is the renter demographic in Coal City, IL?
Tenant quality in Coal City, IL ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,325/mo.
Where do rents currently stand in Coal City, IL?
Investors in Coal City, IL typically see rents near $1,325/mo per month against $298K home values - a solid setup for rental cash flow.
You know 60416 now. You don’t know where it ranks.
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How 60416 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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