Location: Fulton County, IL | Metro: Peoria, IL MSA
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 | $760 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $139,789 | 0.72% | D |
| 3BR | $1,300 | $231,938 | 0.56% | F |
U.S. Census Bureau data (2024)
The real estate market in Glasford, Illinois (ZIP 61533) presents a unique setup for both landlords and small-portfolio investors, anchored by the median home value of $192,536. This figure suggests a stable residential market where property values have not seen significant reductions, indicated by the lack of available percentage data on listings that have been reduced. The absence of data on the median days on market (DOM) points to a market that processes sales efficiently, although specific metrics would provide clearer insights into the speed of transactions.
On the rental side, the forward-looking market analysis reveals an interesting dynamic. The Fair Market Rent (FMR) for ZIP 61533 in fiscal year 2024 is set at $880, while the current market rent, according to the Census American Community Survey (ACS), stands at $817. This indicates a potential upward pressure on rents, aligning with broader trends that suggest increasing demand for affordable housing options. Landlords and investors can leverage this trend by ensuring their properties meet the standards required to command the higher FMR rates, thereby maximizing their rental income potential.
For long-term hold investors, the setup in Glasford signals a cautious approach to appreciation expectations. Given the median home value and the current market conditions, appreciation is likely to remain modest. The lack of substantial percentage data on reduced listings and the efficient processing of sales imply that the market is neither overheating nor experiencing a downturn. Therefore, investors should focus on the steady income generated from rentals rather than expecting rapid capital appreciation.
In summary, the median home value, the efficiency in processing sales, and the upward trend in fair market rents all point towards a market where pricing power remains relatively stable. Landlords and investors should capitalize on the rental income potential, especially as the FMR increases, while setting realistic expectations for property appreciation. This market analysis provides a clear framework for decision-making, emphasizing the importance of current economic indicators and avoiding speculative predictions.
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.