Hoffman Estates, IL — Rental Investment Analysis
🟡MODERATE— average returnsInvestment Summary
Hoffman Estates is a moderate market — workable but not exceptional for cash flow. At $421,615 median home price, Hoffman Estates requires significant capital. A 20% down payment alone is $84,323. With 3-bedroom rents around $2,875/month, the 5.1% cap rate tells the story. Cash flow is deeply negative at -$483/month with standard assumptions. This market requires appreciation to justify the investment.
At 0.68% on the 1% rule, rents are low relative to purchase prices. You'd need a significant discount from asking price to make the numbers work. DSCR of 0.79 is below 1.0, meaning rental income doesn't cover the mortgage. DSCR lenders will likely decline this market at current prices.
Bottom line: Hoffman Estates offers a balance of moderate cash flow and growth potential. Good for investors who want some income while building equity over time.
Cap Rate
5.1%
Below average
Monthly Cash Flow
-$483
After all expenses
Price-to-Rent
12.1
Investor-friendly
DSCR
0.79
Fails
Key Metrics
- Median Home Price
- $421,615
- Average Rent (3BR)
- $2,875/mo
- Price-to-Rent Ratio
- 12.1(good)
- 1% Rule
- 0.68%(fails — need 1%+)
- Cash-on-Cash Return
- -5.8%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 5.1%(+0.8% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- -1.65% YoY
Property Tax Rate
2.08%
of assessed value (IL avg)
Median Income
$72,205
household (IL avg)
Rent-to-Income
47.8%
Stretched
Section 8 Max Rent
$2,875/mo
3BR voucher payment
IL Investor Climate
Landlord Friendly
5/10
State Income Tax
Has state tax
Property Tax
2.08% effective
Population Trend
-1.65% (3yr)