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 | $1,780 |
| 1 Bedroom | $1,890 |
| 2 Bedrooms | $2,130 |
| 3 Bedrooms | $2,740 |
| 4 Bedrooms | $3,130 |
| 5 Bedrooms | $3,631 |
| 6 Bedrooms | $4,067 |
| 7 Bedrooms | $4,392 |
| 8 Bedrooms | $4,612 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,130 | $354,629 | 0.6% | D |
| 3BR | $2,740 | $422,507 | 0.65% | D |
| 4BR | $3,130 | $595,650 | 0.53% | F |
| 5BR | $3,631 | $788,663 | 0.46% | F |
U.S. Census Bureau data (2024)
The classification of ZIP code 60190 (Winfield, IL) hinges on analyzing both yield and stability factors. Yield is determined by comparing the Fair Market Rent (FMR) of $2570 set for fiscal year 2024 against the market rent of $1734 and the median home value of $448,074. Stability is assessed through the percentage of renters at 8.6%, the days on market (DOM) at 7 days, and the average household income of $142,612.
Yield Analysis: The FMR of $2570 is notably higher than the current market rent of $1734, indicating a potential for significant rental income growth if properties can be leased at or near the FMR. This suggests a high-yield opportunity, especially considering the relatively lower market rent compared to the FMR.
Stability Analysis: The low percentage of renters at 8.6% and the short DOM of 7 days imply that there might be limited demand for rentals, which could lead to challenges in maintaining consistent occupancy. However, the average household income of $142,612 provides a strong financial foundation, suggesting that residents have the means to pay higher rents, which could stabilize the market despite low renter numbers.
Combining these metrics, ZIP 60190 appears to be a market with high-yield potential due to the substantial gap between the FMR and market rent. However, it also presents a moderate level of instability given the low percentage of renters and the short DOM, which could indicate a competitive environment for finding tenants. Despite these challenges, the robust average income supports the likelihood of achieving higher rental yields over time. Therefore, this area is best classified as a high-yield market with moderate stability, leaning towards a scenario where careful management and strategic pricing can maximize returns while mitigating risks associated with tenant turnover.
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.