Location: Chicago-Joliet-Naperville, IL | Metro: Chicago-Joliet-Naperville, IL HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,390 |
| 1 Bedroom | $1,480 |
| 2 Bedrooms | $1,670 |
| 3 Bedrooms | $2,150 |
| 4 Bedrooms | $2,450 |
| 5 Bedrooms | $2,842 |
| 6 Bedrooms | $3,183 |
| 7 Bedrooms | $3,438 |
| 8 Bedrooms | $3,610 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,480 | $158,286 | 0.94% | C |
| 2BR | $1,670 | $297,490 | 0.56% | F |
| 3BR | $2,150 | $390,256 | 0.55% | F |
| 4BR | $2,450 | $480,375 | 0.51% | F |
| 5BR | $2,842 | $620,499 | 0.46% | F |
U.S. Census Bureau data (2024)
ZIP 60018, located in Des Plaines, IL, within the Chicago-Joliet-Naperville, IL HUD Metro FMR Area, serves best as a cash-flow anchor in a Section 8 portfolio strategy. The Family Monthly Rent (FMR) for the fiscal year 2024 is set at $1460, which stands above the market rent of $1,227. This creates a positive spread that ensures steady and reliable rental income. Landlords can count on this consistent cash flow, knowing that the government will cover the difference between the market rate and the FMR.
The median home value in ZIP 60018 is $378,002, indicating a relatively stable housing market. While there is a 0.3% price-cut share, which suggests some level of negotiation in rental prices, this does not significantly impact the overall cash flow when compared to the FMR. Additionally, the median income of $90,574 supports the notion that tenants receiving Section 8 vouchers are likely to be financially stable, further securing the reliability of the rental payments.
A cash-flow anchor is essential for any real-estate portfolio, providing a foundation of predictable income that can offset the risks associated with other investments. In ZIP 60018, the alignment of FMR with slightly higher-than-market rents ensures that landlords are not only covering their costs but also generating a steady income stream without the need for significant price adjustments or long days on the market (DOM).
While the area has a 25.9% renter share, this statistic alone does not make ZIP 60018 a strong candidate for an appreciation play or diversification strategy. The primary advantage here is the guaranteed income through the Section 8 program, making it an ideal choice for investors seeking a dependable source of cash flow.
In conclusion, ZIP 60018 is best suited as a cash-flow anchor within a Section 8 portfolio strategy. The $1460 FMR provides a cushion above the market rent of $1,227, ensuring steady income. With a median income of $90,574, tenants are likely to be reliable, further enhancing the stability of the investment. This makes the area a safe and profitable addition to a diversified real-estate portfolio focused on long-term, consistent returns.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.