Is Adams County, IL good for real estate investing?

Adams County has an investment score of 68/100, rated as "Buy". The county ranks #151 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Adams County is 6.74% annually, which ranks in the 71th 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 $174,680. This ranks #246 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 $277/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Adams County

IllinoisPopulation: 65,583

/100

Buy

#151 of 1,000 counties

#61 in Illinois (102 counties)

Market Snapshot

$174,680

Median Home Price

25% below national median

$981/mo

Median Rent

35% below national median

6.74%

Rent-to-Price Ratio

Top 29% nationally

-$277

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$174,680

Down Payment (20%)$34,936

Loan Amount$139,744

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$981

Monthly P&I-$916

Est. Expenses (35%)-$343

Net Cash Flow-$277/mo

4.4%

Cap Rate (all cash)

-8.3%

Cash-on-Cash Return

6.74%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.4% 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

68/100

Cash Flow(30%)

67/100

Based on 6.74% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

68/100

Based on 1.8% 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 (6.74%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$277/mo)
-Negative leverage (cap rate 4.4% < mortgage rate 6.9%)

Economic Indicators

Population

65,583

Median Income

$63,767

vs $57,025 national est.

Unemployment Rate

—

Data pending

Price-to-Income

2.7x

Very affordable

Compare to Nearby Counties

County					Verdict
CookIL	70	$314,517	$2,113	8.06%	Buy	View
LakeIL	69	$374,727	$2,083	6.67%	Buy	View
WillIL	69	$361,064	$2,121	7.05%	Buy	View
CurrentAdamsIL	68	$174,680	$981	6.74%	Buy
KaneIL	68	$363,906	$2,014	6.64%	Buy	View
DuPageIL	66	$416,478	$2,040	5.88%	Buy	View

The Bottom Line

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

Adams County in Illinois scores 68/100, ranking #151 of 1,000 US counties (top 20%). The 6.74% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-277/mo

Cap Rate

4.4%

Cash-on-Cash

-8.3%

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$174,680

Down Payment (20%)$34,936

Loan Amount$139,744

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$981

Monthly P&I-$916

Est. Expenses (35%)-$343

Net Cash Flow-$277/mo

4.4%

Cap Rate (all cash)

-8.3%

Cash-on-Cash Return

6.74%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.4% 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

68/100

Cash Flow(30%)

67/100

Based on 6.74% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

68/100

Based on 1.8% 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

CookIL

$314,517

$2,113

8.06%

Buy

View

LakeIL

$374,727

$2,083

6.67%

Buy

View

WillIL

$361,064

$2,121

7.05%

Buy

View

CurrentAdamsIL

$174,680

$981

6.74%

Buy

KaneIL

$363,906

$2,014

6.64%

Buy

View

DuPageIL

$416,478

$2,040

5.88%

Buy

View