Real Estate Investing in Essex, Illinois (60935)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60935 (Essex, 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.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Essex, IL (60935)?
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Market Analysis: 60935 Essex
Investors eyeing 60935 need to respect the fundamentals at play. Home values of $299K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $299K asset, 60935 is the wrong submarket. If the plan prices in friction, the yield can still work.
From a cash-flow lens, 60935 offers a low basis, the region around Essex has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
From an investor standpoint, 1,222 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 60935 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 Essex:
Market Trends
Home Value History (with trend line)
📊 How Does 60935 Compare?
| Metric | 60935 | Essex | Kankakee, IL | Illinois |
|---|---|---|---|---|
| Home Value | $298,569 | $298,569 | N/A | $279,761 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 6.6% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60935 (Essex, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $298,569 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.4%). 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 60935
Population: 1,222
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 strong is Essex, IL for real estate investors?
Essex, IL rates 3.0/5 for investability. With median values at $299K and rents near $1,296/mo, the market offers reasonable fundamentals for rental investors.
Are renters plentiful in Essex, IL?
Working renters make up the core of the Essex, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How quickly do rentals get leased in Essex, IL?
Essex, IL carries elevated vacancy risk. Expect predictable absorption at market rents of $1,296/mo.
Are eviction rules reasonable in Essex, IL?
For rental operators, Essex, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the smart move for investors in Essex, IL?
In Essex, IL the solid play is typically careful cash-flow rentals with hands-on management. The combination of $299K prices and $1,296/mo rents suits that approach.
You know 60935 now. You don’t know where it ranks.
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How 60935 ranks in Kankakee, IL
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