Real Estate Investing in Buffalo Grove, Illinois (60089)
Should you buy in 60089 (Buffalo Grove, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Buffalo Grove, IL (60089)?
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Market Analysis: 60089 Buffalo Grove
This part of Lake County is not an easy win. The 60089 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 60089 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Put differently, 60089 offers a low basis, the region around Buffalo Grove has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 60089 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 60089 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Buffalo Grove:
Property Strategy for 60089
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $164,347 | $2,270 | 9.9% | +8.1% | $164,347 |
| 2BR | $276,284 | $2,560 | 6.7% | +9.5% | $138,142 |
| 3BR | $412,901 | $3,300 | 5.8% | +7.4% | $137,634 |
| 4BR | $553,157 | $3,810 | 5.0% | +7.7% | $138,289 |
| 5BR | $733,131 | — | — | +8.3% | $146,626 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60089 Compare?
| Metric | 60089 | Buffalo Grove | Illinois |
|---|---|---|---|
| Home Value | $451,632 | $451,632 | $279,761 |
| 5-Year CAGR | 7.2% | 7.2% | 6.6% |
| Avg Rent | $2,408 | $2,408 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60089 (Buffalo Grove, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $451,632 |
| Monthly Rent | $2,408 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 60089
Population: 42,781
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 60089
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,443 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is the working-renter base in Buffalo Grove, IL?
Buffalo Grove, IL draws a predictable base of working renters. Demand at the $2,408/mo rent level is reasonable for standard single-family and small multi rentals.
Is Buffalo Grove, IL landlord-friendly?
Buffalo Grove, IL operates under IL law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Is Buffalo Grove, IL better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Buffalo Grove, IL best. The market produces consistent results for that approach at the $452K price point.
Can owner-occupants cash flow in Buffalo Grove, IL?
The a challenging house-hack environment in Buffalo Grove, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical home price in Buffalo Grove, IL?
Buffalo Grove, IL home values average about $452K. That price point suits investors targeting rentals with $2,408/mo in monthly income.
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