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Market MapIllinoisMason

Mason County

IllinoisPopulation: 13,074
82
/100
Strong Buy
#1 of 1,000 counties
#2 in Illinois (102 counties)
Analysis by RentalCalcs Research·Independent data + algorithm-driven scoring
Updated January 1, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$93,682
Median Home Price
60% below national median
$5,563/mo
Est. Rent
Based on regional data
5.94%
Rent-to-Price Ratio
Estimated from price data
+$0
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Score Breakdown

Overall Investment Score
82/100
82
Cash Flow(30%)
0/100

Rent data not available for cash flow calculation.

Appreciation(25%)
93/100

Based on 7.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
100/100

Price-to-income ratio of 1.6x. 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

  • +Strong price appreciation (+7.2% YoY)
  • +Affordable relative to local incomes

Challenges

  • -Negative leverage (cap rate 0.0% < mortgage rate 6.9%)
  • -Limited rent data (estimates used)

Economic Indicators

Population
13,074
Median Income
$58,479
vs $57,059 national est.
Unemployment Rate
—
Data pending
Price-to-Income
1.6x
Very affordable

Who this market fits

Best for
  • +Appreciation buyers: YoY growth is meaningfully above the long-run average
Skip if
  • −You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

CountyVerdict
CurrentMasonIL
82$93,682Est. pending—Strong Buy
MarshallIL
81$131,595Est. pending—Strong BuyView
VermilionIL
81$93,310$81510.49%Strong BuyView
RichlandIL
80$132,577Est. pending—Strong BuyView
EdwardsIL
79$124,765Est. pending—Strong BuyView
PeoriaIL
79$154,382$1,1689.08%Strong BuyView

The Bottom Line

Strong BuyMason is a strong buy market with excellent fundamentals for buy-and-hold investors.

Mason County in Illinois scores 82/100, ranking #1 of 1,000 US counties (top 0%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow. The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow
+$0/mo
Cap Rate
0.0%
Cash-on-Cash
0.0%

Related markets

Markets like Mason with stronger cash flow

  • Vermilion County for cash-flow rentals
  • Peoria County for cash-flow rentals

Cheaper alternatives to Mason

  • Vermilion County, lower entry price

Head-to-head comparisons

  • Mason vs Marshall for rentals
  • Mason vs Vermilion for rentals
  • Mason vs Richland for rentals
All counties in Illinois →

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