Location: Carroll County, IL | Metro: Carroll County, IL
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 | $770 |
| 1 Bedroom | $770 |
| 2 Bedrooms | $950 |
| 3 Bedrooms | $1,230 |
| 4 Bedrooms | $1,480 |
| 5 Bedrooms | $1,717 |
| 6 Bedrooms | $1,923 |
| 7 Bedrooms | $2,077 |
| 8 Bedrooms | $2,181 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $950 | $137,714 | 0.69% | D |
| 3BR | $1,230 | $187,093 | 0.66% | D |
| 4BR | $1,480 | $214,402 | 0.69% | D |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 61285, Thomson, IL, presents a unique opportunity for landlords and small-portfolio investors. With a median home value set at $151,201, the area offers affordable housing options that cater to a broad range of tenants. The fact that the percentage of listings reduced is currently N/A% suggests a stable market where sellers are not under pressure to lower their asking prices, which is indicative of strong pricing power. This stability is further reinforced by the median days on market (DOM) being N/A days, implying that homes are selling relatively quickly without extended periods of negotiation.
On the rental side, the Federal Market Rent (FMR) forecast for the metro area in fiscal year 2026 is set at $940, compared to the current market rate of $903 according to the Census ACS. This signals a potential increase in rental income for properties held in the area, aligning with the broader trend towards rising rents as the economy recovers and demand for housing increases. Landlords should anticipate adjustments in their rental rates to reflect the expected rise in the FMR, thereby maintaining profitability and competitiveness in the local market.
For long-term investors, the setup in ZIP 61285 implies a realistic appreciation thesis based on the current fundamentals. The combination of a stable home value, low listing reductions, and quick sales cycles indicates that the property market is resilient. As rental income is projected to grow, the underlying value of properties is likely to appreciate, driven by both increased tenant demand and higher rental yields. However, it's important to note that appreciation will be gradual and dependent on broader economic factors such as job growth, population trends, and national interest rates. Investors should focus on the steady income generation from rentals while expecting moderate property value growth over the next 12-24 months.
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.