Real Estate Investing in Lyons, Illinois (60534)
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Should you buy in 60534 (Lyons, IL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Lyons, IL (60534)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60534 Lyons
ZIP 60534 inside Cook County looks affordable on the surface — median value of $280K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 60534 is solid only for operators who understand what they are buying. A $280K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 60534 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 60534 ZIP's population of 10,362 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 60534 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Lyons:
Property Strategy for 60534
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $230,220 | $1,360 | 4.3% | +6.7% | $115,110 |
| 3BR | $277,481 | $1,750 | 4.5% | +6.1% | $92,494 |
| 4BR | $323,238 | $2,030 | 4.5% | +5.6% | $80,809 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60534 Compare?
| Metric | 60534 | Lyons | Illinois |
|---|---|---|---|
| Home Value | $279,635 | $279,635 | $279,761 |
| 5-Year CAGR | 3.8% | 3.8% | 6.6% |
| Avg Rent | $1,533 | $1,533 | - |
| Cap Rate | 4.3% | 4.3% | - |
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 60534 (Lyons, 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 | $279,635 |
| Monthly Rent | $1,533 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (4.3%). 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 60534
Population: 10,362
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 60534
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Freedom Middle School
Heritage Middle School
Heritage Middle School
Hiawatha Elem School
Komensky 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
Frequently Asked Questions
What is the average home sale price in Lyons, IL?
Lyons, IL home values average about $280K. That price point suits investors targeting rentals with $1,533/mo in monthly income.
What does house hacking look like in Lyons, IL?
House hacking works a challenging in Lyons, IL. Rents of $1,533/mo against $280K acquisition make the strategy solid for owner-occupants.
How does Lyons, IL rate as a rental market?
Our data puts Lyons, IL at 3.0/5 for investability. Home prices of $280K and rents around $1,533/mo create a solid backdrop for investor activity.
Are rents high in Lyons, IL?
Average rent in Lyons, IL is approximately $1,533/mo per month. Against $280K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Lyons, IL?
Lyons, IL operates under IL law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
You know 60534 now. You don’t know where it ranks.
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How 60534 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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