Real Estate Investing in Crescent City, Illinois (60928)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60928 (Crescent City, IL)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
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.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crescent City, IL (60928)?
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Market Analysis: 60928 Crescent City
Investors eyeing 60928 need to respect the fundamentals at play. Home values of $154K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 60928 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Crescent City have seen price recovery that 60928 has not matched. Iroquois County data supports the view that the spread is structural rather than temporary.
A durable renter share of 18% in 60928 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 60928 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Crescent City:
Market Trends
Home Value History (with trend line)
📊 How Does 60928 Compare?
| Metric | 60928 | Crescent City | Illinois |
|---|---|---|---|
| Home Value | $153,960 | $153,960 | $279,761 |
| 5-Year CAGR | N/A | N/A | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60928 (Crescent City, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $153,960 |
| Monthly Rent | $828 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 12.8% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +8.7% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (4.2%). 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 60928
Population: 509
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 60928
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
How expensive is real estate in Crescent City, IL?
The median home value in Crescent City, IL is roughly $154K. That puts it reasonable relative to the IL statewide average.
How landlord-friendly is Crescent City, IL?
Landlord-friendliness in Crescent City, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are there empty rentals in Crescent City, IL?
Vacancy in Crescent City, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $828/mo.
Which real estate strategy fits Crescent City, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Crescent City, IL. The numbers - $154K homes against $828/mo rents - support that play.
How qualified is the tenant pool in Crescent City, IL?
The tenant pool in Crescent City, IL is solid, supported by local employment and population fundamentals. Rents of $828/mo are well-absorbed by the market.
You know 60928 now. You don’t know where it ranks.
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