Location: Livingston County, IL | Metro: Livingston 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 | $680 |
| 1 Bedroom | $750 |
| 2 Bedrooms | $980 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,310 |
| 5 Bedrooms | $1,520 |
| 6 Bedrooms | $1,702 |
| 7 Bedrooms | $1,838 |
| 8 Bedrooms | $1,930 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $980 | $121,177 | 0.81% | C |
| 3BR | $1,210 | $174,298 | 0.69% | D |
| 4BR | $1,310 | $233,784 | 0.56% | F |
| 5BR | $1,520 | $252,949 | 0.6% | D |
U.S. Census Bureau data (2024)
ZIP code 61764, located in Pontiac, IL within the Livingston County metro, presents a unique profile compared to typical ZIP codes in the same county. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,020. However, the actual market rent in ZIP 61764 is lower at $857, indicating that it is less expensive to rent property here than the average in the metro area.
The median home value in ZIP 61764 is $151,473, which is also below the typical range for Livingston County, IL. This suggests that property ownership in this ZIP code is more affordable than in other parts of the metro. With a renter share of 32.2%, it's clear that a significant portion of the population prefers renting over owning, which is higher than the national average but not necessarily unusual for rural areas.
Given these figures, ZIP 61764 can be classified as a value pocket within the Livingston County, IL metro. The combination of below-average market rents and home values makes it an attractive option for those seeking to maximize their investment returns through rental income. Additionally, the higher-than-average renter share indicates a strong demand for rental properties, further supporting the potential for profitability in this area.
A notable divergence is the high renter share coupled with below-metro home values. This characteristic often signals a sweet spot for Section 8 investments, where the government subsidizes housing costs for low-income residents. Landlords and small-portfolio investors can leverage this to secure steady rental income through government programs while keeping their acquisition costs relatively low.
In summary, ZIP 61764 offers a compelling opportunity for real estate investors looking for affordability and strong rental demand within the Livingston County, IL metro. Its status as a value pocket provides a solid foundation for profitable investments, particularly those involving Section 8 housing assistance.
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.