Location: Livingston County, IL | Metro: Ford County, 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 | $730 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,050 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,400 |
| 5 Bedrooms | $1,624 |
| 6 Bedrooms | $1,819 |
| 7 Bedrooms | $1,965 |
| 8 Bedrooms | $2,063 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,300 | $161,700 | 0.8% | C |
U.S. Census Bureau data (2024)
The ZIP code 60929 in Cullom, IL, presents a unique scenario for real estate investment, particularly for those interested in Section 8 properties. The median home value is currently at $136,000, with a significant year-over-year growth rate of 9.7%. This suggests a rising market, but when compared to the Fair Market Rent (FMR) figures for the metro area in fiscal year 2026 ($1,060) and the market ($969), it becomes evident that the potential rental yields are relatively low.
The median household income in Cullom, IL, is $62,200, indicating a modest income level among residents. Given the limited rental market data, the focus shifts towards the homeownership aspect. With a home price to income ratio of 1.8, it implies that homes are generally affordable for local residents.
Regarding stability, the data reveals that 17.9% of the population are seniors, and the number of days on market for a home is 67, showing a decrease of 50.0% from the previous year. This points to a stable market where homes are selling relatively quickly. However, the lack of specific rental data complicates a full assessment of stability.
Given these figures, ZIP 60929 can be classified as a steady-cashflow zone rather than a high-yield/low-stability flip-style market. The modest income levels and the fact that homes are selling relatively quickly suggest a balanced approach to investment here, focusing on long-term stability rather than short-term speculative gains.
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.