Real Estate Investing in Cicero, Illinois (60804)
Should you buy in 60804 (Cicero, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Cicero, IL (60804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 60804 Cicero
Not every below-median market is a bargain. Cicero's 60804 ZIP stands at signals that favor experienced operators who can absorb the risk $275K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $275K asset, 60804 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 60804 sits on the difficult end of the IL spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
A robust renter share of 45% in 60804 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Cicero's stable or hybrid ZIPs before stepping into 60804. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cicero:
Property Strategy for 60804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $230,881 | $1,490 | 4.6% | +7.4% | $115,440 |
| 3BR | $258,991 | $1,920 | 5.3% | +6.8% | $86,330 |
| 4BR | $292,716 | $2,220 | 5.5% | +6.2% | $73,179 |
| 5BR | $321,133 | — | — | +6.3% | $64,227 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60804 Compare?
| Metric | 60804 | Cicero | Illinois |
|---|---|---|---|
| Home Value | $274,831 | $274,831 | $279,761 |
| 5-Year CAGR | 5.6% | 5.6% | 6.6% |
| Avg Rent | $1,268 | $1,268 | - |
| Cap Rate | 3.6% | 3.6% | - |
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 60804 (Cicero, IL). Anonymous, moderated, never written by AI.
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Property managers serving Cook County
Manage rentals here? List your business →American Property Management of Illinois, Inc. (Associa) provides comprehensive HOA and condominium management services in Chicago and surrounding areas. summary from their website
Blackhawk Realty Management, LLC provides professional property management and real estate services for its multifamily apartment portfolio, founded in 2004. summary from their website
Buckingham Property Management, Inc. offers apartment rentals and management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $274,831 |
| Monthly Rent | $1,268 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 Rent Trends
| 1-Year | -8.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (3.6%). 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 60804
Population: 83,223
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 60804
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 2,399 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Cicero, IL?
Expect median prices around $275K in Cicero, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
What is the tenant pool like in Cicero, IL?
Expect a solid tenant pool in Cicero, IL. The rental market absorbs $1,268/mo rents without meaningful friction.
What strategy should investors use in Cicero, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Cicero, IL. With home values at $275K and rents near $1,268/mo, other strategies can work but produce steady rather than outsized returns.
What is it like being a landlord in Cicero, IL?
IL law landlord-friendly for landlords, and Cicero inherits those rules. Investors should still review local ordinances for rental licensing.
Should investors consider Cicero, IL?
With a 3.0/5 investability score, Cicero, IL ranks as a solid market for rental property investors. Median prices of $275K and rents of $1,268/mo drive the underlying numbers.
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