Real Estate Investing in Emington, Illinois (60934)
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Should you buy in 60934 (Emington, IL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 13.3% of homes vacant — above national norms.
• 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 Emington, IL (60934)?
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Market Analysis: 60934 Emington
The 60934 ZIP in Emington, IL is a local-operator market. Outside capital chasing a $222K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 60934 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 60934 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A sturdy renter share of 24% in 60934 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 60934 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Emington:
Market Trends
Home Value History (with trend line)
📊 How Does 60934 Compare?
| Metric | 60934 | Emington | Pontiac, IL | Illinois |
|---|---|---|---|---|
| Home Value | $221,943 | $221,943 | N/A | $279,761 |
| 5-Year CAGR | N/A | N/A | N/A | 6.6% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60934 (Emington, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,943 |
| Monthly Rent | $999 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 14.1% |
📈 Home Appreciation
| 1-Year | +15.1% ▲ |
| 3-Year CAGR | +10.6% ▲ |
| 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 (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 60934
Population: 216
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
Frequently Asked Questions
How do home values compare in Emington, IL?
Homes in Emington, IL typically sell near $222K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How deep is the rental pool in Emington, IL?
The tenant pool in Emington, IL is solid, supported by local employment and population fundamentals. Rents of $999/mo are well-absorbed by the market.
How should investors approach Emington, IL?
In Emington, IL the solid play is typically careful cash-flow rentals with hands-on management. The combination of $222K prices and $999/mo rents suits that approach.
How landlord-friendly is Emington, IL?
The landlord environment in Emington, IL is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What are rental rates like in Emington, IL?
Average rent in Emington, IL is approximately $999/mo per month. Against $222K home values that yields a reasonable rent-to-price ratio.
You know 60934 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 60934 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 60934 ranks in Pontiac, IL
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