Location: Douglas County, IL | Metro: Douglas 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 | $650 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $930 |
| 3 Bedrooms | $1,230 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,230 | $206,098 | 0.6% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 61919 reveals a unique balance between yield potential and market stability, positioning it as an opportunity that leans towards steady cash flow rather than high-risk, high-reward flipping.
Yield Potential: The Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $920, while the local market rent is lower at $550. This discrepancy suggests a moderate yield potential when compared to the average market rent. However, the median home value of $183,002 indicates that the initial investment cost is relatively low, which can enhance the overall rental yield when factored into property acquisition costs.
Market Stability: With 14.5% of residents being renters, the ZIP code shows a modest level of rental demand. The lack of available data on days on market (DOM) could imply either a balanced market where properties sell quickly, or a less liquid market where sales take longer. The median household income of $87,188 provides insight into the economic health of the area, suggesting that tenants have the financial capability to meet rental obligations.
To determine the exact nature of the market, we must consider the interplay between these factors. The FMR of $920 is significantly higher than the market rent of $550, indicating that there is room for price adjustment upwards to capture more of the federal subsidy, thus enhancing yield without necessarily increasing risk. The median home value of $183,002, combined with the modest rental demand, points to a stable environment where landlords can expect consistent cash flow rather than rapid appreciation or turnover typical of flip-style markets.
The absence of data on days on market does not provide a clear picture of how quickly properties are rented out, but the median income figure supports the idea of a stable tenant base capable of sustaining long-term rental agreements. Given these specifics, ZIP 61919 appears to be a steady-cashflow zone, suitable for investors looking to build a reliable portfolio rather than those seeking quick flips or highly volatile returns.
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.