Is Adams County, IL good for real estate investing?

Adams County has an investment score of 73/100, rated as "Buy". The county ranks #62 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Adams?

The rent-to-price ratio in Adams County is 7.11% annually, which ranks in the 79th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Adams?

The median home price in Adams County is $175,096. This ranks #251 in affordability among all US counties.

Can you cash flow on rental properties in Adams?

Based on median values with 20% down at current rates, a typical rental in Adams County would generate negative cash flow of $244/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Adams County

IllinoisPopulation: 65,583

/100

Buy

#62 of 1,000 counties

#45 in Illinois (102 counties)

Market Snapshot

$175,096

Median Home Price

25% below national median

$1,037/mo

Median Rent

31% below national median

7.11%

Rent-to-Price Ratio

Top 21% nationally

-$244

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$175,096

Down Payment (20%)$35,019

Loan Amount$140,077

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,037

Monthly P&I-$918

Est. Expenses (35%)-$363

Net Cash Flow-$244/mo

4.6%

Cap Rate (all cash)

-7.3%

Cash-on-Cash Return

7.11%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

71/100

Based on 7.11% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

87/100

Based on 5.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Price-to-income ratio of 2.7x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (7.11%)
+Strong price appreciation (+5.2% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$244/mo)
-Negative leverage (cap rate 4.6% < mortgage rate 6.9%)

Economic Indicators

Population

65,583

Median Income

$63,767

vs $57,018 national est.

Unemployment Rate

—

Data pending

Price-to-Income

2.7x

Very affordable

Compare to Nearby Counties

County					Verdict
TazewellIL	74	$178,135	$1,125	7.58%	Buy	View
CurrentAdamsIL	73	$175,096	$1,037	7.11%	Buy
La SalleIL	73	$184,104	$1,112	7.25%	Buy	View
WoodfordIL	72	$220,926	Est. pending	—	Buy	View
WilliamsonIL	72	$152,606	$1,067	8.39%	Buy	View
MadisonIL	72	$187,237	$1,095	7.02%	Buy	View

The Bottom Line

BuyAdams offers solid investment potential with good cash flow or appreciation prospects.

Adams County in Illinois scores 73/100, ranking #62 of 1,000 US counties (top 8%). The 7.11% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-244/mo

Cap Rate

4.6%

Cash-on-Cash

-7.3%

Ready to Analyze a Deal in Adams?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$175,096

Down Payment (20%)$35,019

Loan Amount$140,077

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,037

Monthly P&I-$918

Est. Expenses (35%)-$363

Net Cash Flow-$244/mo

4.6%

Cap Rate (all cash)

-7.3%

Cash-on-Cash Return

7.11%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

71/100

Based on 7.11% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

87/100

Based on 5.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Price-to-income ratio of 2.7x. Lower ratios indicate more affordable markets.

County

Verdict

TazewellIL

$178,135

$1,125

7.58%

Buy

View

CurrentAdamsIL

$175,096

$1,037

7.11%

Buy

La SalleIL

$184,104

$1,112

7.25%

Buy

View

WoodfordIL

$220,926

Est. pending

—

Buy

View

WilliamsonIL

$152,606

$1,067

8.39%

Buy

View

MadisonIL

$187,237

$1,095

7.02%

Buy

View