Real Estate Investing in Evergreen Park, Illinois (60805)
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Should you buy in 60805 (Evergreen Park, 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 Evergreen Park, IL (60805)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60805 Evergreen Park
Investors eyeing 60805 need to respect the fundamentals at play. Home values of $294K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $294K asset, 60805 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 60805 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 60805 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 60805 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 Evergreen Park:
Property Strategy for 60805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,080 | $1,650 | 5.2% | +9.3% | $113,540 |
| 3BR | $272,441 | $2,120 | 5.6% | +7.6% | $90,814 |
| 4BR | $319,870 | $2,460 | 5.5% | +6.7% | $79,967 |
| 5BR | $372,090 | — | — | +6.3% | $74,418 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60805 Compare?
| Metric | 60805 | Evergreen Park | Illinois |
|---|---|---|---|
| Home Value | $294,037 | $294,037 | $279,761 |
| 5-Year CAGR | 5.6% | 5.6% | 6.6% |
| Avg Rent | $2,081 | $2,081 | - |
| Cap Rate | 5.5% | 5.5% | - |
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 60805 (Evergreen Park, 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 | $294,037 |
| Monthly Rent | $2,081 |
| Price-to-Rent | 11.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.5% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (5.5%). 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 60805
Population: 19,498
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 60805
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cassell Elem School
Clissold Elem School
Columbus Manor Elem School
Fort Dearborn Elem School
Harnew 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
Investor Insight: With 2,388 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Evergreen Park, IL?
Rents in Evergreen Park, IL run near $2,081/mo. Compared with median home prices of $294K that produces solid gross yields for typical rentals.
What is the smart move for investors in Evergreen Park, IL?
For Evergreen Park, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are homes affordable in Evergreen Park, IL?
Median home price in Evergreen Park, IL is near $294K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
Is real estate in Evergreen Park, IL a good investment right now?
The 3.0/5 investability rating in Evergreen Park, IL reflects its $294K prices and $2,081/mo rents. Investors generally consider it a solid option within IL.
What is the renter demographic in Evergreen Park, IL?
Evergreen Park, IL draws a reliable base of working renters. Demand at the $2,081/mo rent level is reasonable for standard single-family and small multi rentals.
You know 60805 now. You don’t know where it ranks.
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How 60805 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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