Location: La Salle County, IL | Metro: La Salle 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 | $1,020 |
| 1 Bedroom | $1,120 |
| 2 Bedrooms | $1,470 |
| 3 Bedrooms | $1,910 |
| 4 Bedrooms | $2,360 |
| 5 Bedrooms | $2,738 |
| 6 Bedrooms | $3,067 |
| 7 Bedrooms | $3,312 |
| 8 Bedrooms | $3,478 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,910 | $295,483 | 0.65% | D |
U.S. Census Bureau data (2024)
The classification of ZIP code 61373 hinges on the balance between its yield potential and market stability. With a Fair Market Rent (FMR) of $1,430 for the fiscal year 2026 in the metro area, compared to a market rent of $1,366, there is a modest premium for landlords participating in the Section 8 program. This indicates a slight yield advantage, as properties can command higher rents through government subsidies.
The median home value in ZIP 61373 is $255,984. Given the disparity between the FMR and the market rent, the yield is not exceptionally high but provides a reasonable incentive for landlords to engage with Section 8 tenants. The difference of $64 per month represents a tangible increase over market rates, which can be significant for cash flow when scaled across multiple units.
Stability, however, presents a different picture. Only 10.1% of residents are renters, suggesting a predominantly owner-occupied market. This low percentage of renters can indicate less demand for rental properties, potentially leading to longer vacancy periods and reduced stability in cash flow. Additionally, the lack of data on days on market (DOM) and the average income of $109,000 imply that while there is a solid economic base, the rental market may not be as robust or stable as areas with higher percentages of renters.
Based on these figures, ZIP 61373 leans towards a steady-cashflow zone rather than a high-yield/low-stability flip-style market. While the yield is positive due to the Section 8 premium, the relatively low demand for rentals and the lack of detailed market stability indicators suggest a more conservative approach to investment is warranted. Landlords should expect a moderate return on their investment with a focus on maintaining a consistent income stream rather than rapid property turnover or flipping.
To summarize, the key figures driving this assessment are the $64 monthly premium for FMR over market rent, the 10.1% renter population, and the average income of $109,000. These metrics point to an environment where the primary benefit lies in steady, reliable cash flows rather than high-risk, high-reward scenarios typical of flipping markets.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.