Rental market · Pingree Grove, IL · Village
Pingree Grove, IL: average rent, home values, and rental yield
East North Central · Population 10,914
DatasetCity Market Score, model balanced4,812 of 5,233 tracked U.S. markets rankedgenerated 2026-10-06Latest source releases: Zillow ZHVI/ZORI 2026-08 · Census ACS 5-yr 2024 · Census PEP 2025 · Census BPS 2025 · BLS LAUS 2025 · Redfin 2026-05 · FBI CDE 2025How this is built
A66.3
#292 of 4,812 ranked markets
Overall Score 66.3 · stronger than 94% of ranked markets · top 6%
Confidence 76/100 · 4 of 13 factors imputed
On the ranked lists: #46 of 614 at 8%+ gross yield
Grade A: the biggest single drag is Growth, 56.3 of 100 at 35% of the score, which is 49% of the distance to a perfect 100. See the arithmetic
Why this market does or does not qualify
Overall City Market Score rank #292 of 4,812. It does not enter the Buy & Hold shortlist under the baseline screen. Why rank and cash flow can disagree
Investor-entry estimate$297,843
Modeled rent$3,500+/mo
20% down · base cash flow+$430/mo
25% down · rent stress to base+$260/mo to +$530/mo
Hold Coverage · 20% / 25%1.27 / 1.36
Conditional price ceiling · 25%$332,879
Required rent at entry estimate$3,133/mo
Limiting requirementDoes not pass the existing data-quality gate
Price × rent decision grid · 25% down
Change the two inputs that usually decide the deal. Green cells clear the three financial requirements before the separate quality and data gates.
| Monthly cash flow / Hold Coverage | 10% below entry$268,059 | Entry estimate$297,843 | 10% above entry$327,627 |
|---|---|---|---|
| 10% higher rent$3,851/mo | +$1,020/moHC 1.76 · clears financial screen | +$800/moHC 1.54 · clears financial screen | +$580/moHC 1.36 · clears financial screen |
| Modeled rent$3,500+/mo, modeled at the $3,501 code | +$750/moHC 1.56 · clears financial screen | +$530/moHC 1.36 · clears financial screen | +$310/moHC 1.19 · clears financial screen |
| 10% lower rent$3,151/mo | +$470/moHC 1.36 · clears financial screen | +$260/moHC 1.17 · clears financial screen | +$40/moHC 1.02 · does not clear |
Expense waterfall · base case
Monthly, rounded to $10. NOI excludes CapEx and debt service.
- Scheduled rent+$3,500/mo
- Vacancy allowance−$180/mo
- Management−$270/mo
- Maintenance−$180/mo
- Property tax−$570/mo
- Insurance allowance−$120/mo
- NOI+$2,190/mo
- CapEx reserve−$180/mo
- Debt service−$1,490/mo
- Cash flow+$530/mo
Base+$530/mo · HC 1.36Rent stress+$260/mo · rent −10%Insurance-expense stress+$280/mo · allowance 1.5%
Two supported strengths
Cash Flow 92/100 and Growth 56/100.
Weakest measured signal
Stability is the weakest category at 54/100.
Census ranges, not measurements. The Census Bureau publishes this city's median gross rent only as "$3,500 or more" (ACS table B25064), carried as the code $3,501. This Buy & Hold verdict, the decision grid and the waterfall are computed at that code, so read every cash-flow figure here as a floor: the true figure is higher.
Primary evidenced risk: property-tax burden is the weakest measured factor (5th national percentile). Data caveat: price is Zillow Bottom-Tier ZHVI (5th–35th percentile); rent is ACS survey gross rent and is not bedroom- or property-matched. Insurance is a 0.5% annual allowance, not a quote.
Scenario buy-hold-v1-2026-09-19: 7% fixed financing for 30 years; 20% and 25% down; 5% vacancy; 8% management on collected rent; 5% maintenance and 5% CapEx on scheduled rent; measured local property tax; 3% closing costs. Qualification also requires positive cash flow, Hold Coverage at least 1.10, nonnegative cash flow after 10% lower rent, and the existing quality and data gates.
Property verification checklist
- Confirm achievable rent with bedroom-matched comps, current listings, and any existing lease.
- Use the parcel’s actual tax bill and reassessment rules.
- Obtain a landlord insurance quote, including wind, flood, or named-storm coverage where relevant.
- Inspect roof, structure, mechanicals, deferred maintenance, and immediate capital needs.
- Verify utilities, HOA, licensing, inspection, registration, and local rental rules.
- Replace the modeled loan with a current lender quote, points, closing costs, and reserve requirements.
Why this grade
Overall 66.3 is a weighted geometric mean of the three category scores. Because they are multiplied rather than averaged, their distances from a perfect 100 combine as an exact identity, and each category's share of that distance is the arithmetic below, not an estimate. Growth carries 49% of it, which is what makes it the binding constraint on this grade.
Cash Flow · 35% weight
92.4 / 100
7% of the shortfall
Growth · 35% weight
56.3 / 100
49% of the shortfall
Stability · 30% weight
54.4 / 100
44% of the shortfall
Inside Growth, the shortfall splits over the factors the model scored here, exactly, in proportion to their published weights. The largest component is job growth (weight 12 of the category's 35, 19th national percentile, 64% of the category's own shortfall); next is income growth (weight 5 of the category's 35, 24th national percentile, 25% of the category's own shortfall).
What this is not. It is not a claim that a different value on any one factor would produce a different score or a different grade. Every factor is scored as a national percentile and the grade is a percentile cut against the other 4,812 ranked markets, so this market's position moves only relative to all of them, never on its own. No factor was dropped for this market. 4 of the 13 factors were imputed (rent growth, violent crime, property crime, rental vacancy): the model had no city input of the kind it scores, so it used a reference median instead of a measurement (the same county, or the same state and population band; a national median for a yield cost input), and the factor table marks each one as a fallback.
How Pingree Grove ranks nationally
Each row places Pingree Grove among all 4,812 ranked U.S. markets: the marker is this city, the centre tick is the national median, and the bar runs from one to the other. Further right is better for an investor; inverted measures (crime, vacancy, price-to-income) are already flipped.
Overall Scorethe flagship rank
66.394th percentile
Cash Flowyield & affordability
9296th percentile
Growthpopulation, jobs, income
5662nd percentile
Stabilitycrime, vacancy, unemployment
5461st percentile
Expense-adjusted yield8.8% net of costs, scored at a Census open-ended code
9999th percentile
Affordabilityprice-to-income 3.3×
80more affordable than 80%
Population growth4.5%/yr (capped)
9898th percentile
Job growth-0.1%/yr (capped)
1919th percentile
What a deal looks like here
A market-level buy-box for Pingree Grove, built from this market's own numbers: the investor-entry price, its rent, and local carrying costs. The market grade is a quality screen; the deal verdict below is this financing scenario only. An illustrative scenario, not a listing.
Target buy price
$297,843
Expected rent
$3,500+ /mo · $3,500 floor used
Rent-to-price
1.18%
Cap rate
8.8%
Cash-on-cash
7.6% at 25% dn
NOI-based DSCR
1.47
Hold Coverage
1.36 after CapEx reserve
Thin margin. At 25% down, named scenarios span +$260 to +$530/mo after reserves (10% lower-rent stress to base case). This range is not a confidence interval.
Buy target = Zillow Bottom-Tier ZHVI (5th–35th percentile) $297,843; typical home value $374,323. Rent = Census ACS (fallback) (a typical all-homes rent, not tier-matched, so the ratio likely overstates the entry-level reality). Census ranges, not measurements: The Census Bureau publishes this city's median gross rent only as "$3,500 or more" (ACS table B25064), carried as the code $3,501. This scenario and its calculator links use the $3,500 floor of the rent range, never the code. So read every cash-flow figure on this card as a floor: the true figure is higher. Assumptions: 25% down, 7% / 30-yr, 5% vacancy, 8% management on collected rent, 5% maintenance, 5% CapEx reserve excluded from NOI and subtracted from cash flow, 0.5% insurance, 2.30% property tax. Illustrative market-level scenario: not a listing, appraisal, recommendation, or underwriting decision. Zillow price as of 2026-08-31; rent from Census ACS 5-yr 2020–2024; dataset generated 2026-10-06.
Market Negotiation Leverage
Balanced (58th percentile among 6,196 cities with Redfin coverage)
Equal-weight composite of three Redfin signals’ national percentiles (days on market 65, months of supply 3.3, sale-to-list 100.2%), direction-adjusted so a higher percentile always means more room for a buyer to negotiate. This is a cross-sectional snapshot against every other tracked city today, not a seasonal or historical baseline for this specific city (no multi-year time series is committed for this data). Not a prediction of what any specific seller will accept. Source: Redfin Data Center. See how this is calculated.
Typical home value $374,323
Median rent $3,500+/mo
Population 10,914
Region East North Central
Price & rent history
Home value $202,172 → $374,323 (2010-01–2026-08)
Asking rent: no Zillow ZORI series - Zillow does not cover this city (Census-only). Nothing plotted rather than estimated.
Source: Zillow ZHVI (home value), quarterly from 2010-01, monthly from 2016-09 to 2026-08. Change the range or hover to read any point. Gaps in the source series are left as gaps - never interpolated.
ZIP markets in Pingree Grove
1 Census ZIP Code (ZCTAs) officially overlap Pingree Grove by land area. Overlap is Census land-area share, not a population or address share. Each ZIP Code's overall Rental Investor ZIP Score, grade and canonical national rank are shown below (the two component signals, affordability and rental market, are separate percentiles). There is no city-scoped ZIP rank: city overlap isn't a ranking universe, so only the national rank is shown. These ZIP rankings sit in the ZIP universe only, never mixed with, and not directly comparable to, Pingree Grove's city ranking. Vintage: the Key metric column below is Census ACS 2020–2024 (5-year), the same survey release as the figures used above for Pingree Grove itself; a city and a ZIP Code are different geographies, so the same measure can still show a different number at each level.
1 of 1 overlapping ZIP Code area, scoredgrade, overall Rental Investor ZIP Score and national rank for each, on a separate model from this page's city scoreShow table
| ZIP Code | Overallgrade · natl rank | Tier · overlap | Affordabilitysignal · natl rank | Rental marketsignal · natl rank | Key metric |
|---|---|---|---|---|---|
| 60140Hampshire | — | Profile20% overlap | — | — | 6.1%Survey yield |
The honest read
Pingree Grove scores 66/100 overall (grade A): 92 for Cash Flow, 56 for Growth, and 54 for Stability, each a 0–100 score built from the factors in that category. The scenario above shows what a representative investor-entry purchase pencils out to at today's rates. Its gross yield is high enough that we flag it: public data cannot verify the yield is achievable net after collections, condition, capex, and liquidity. Everything we can measure is in the table below, with its source.
Every factor, shown
The Overall score blends three category scores built from thirteen factors: Cash Flow (35%), Growth (35%), and Stability (30%). The tag on each percentile names the category a scored factor feeds; untagged rows are context, not scored. Each band chip restates that row's percentile in words. Every value carries its source and as-of date; a fallback source or imputed value is marked fallback. How the score works.
| Factor | Value | National percentile | Source · as-of | What it means |
|---|---|---|---|---|
| Expense-adjusted yield fallback open-ended input | 8.8% | Top 10%99th percentile · Cash Flow | Census ACS · ACS 5-yr 2020-2024 | Annual rent divided by price, net of a modeled vacancy, tax, capex, and management allowance: the core of the Cash Flow category and what the score is actually computed from. The unadjusted gross yield is shown elsewhere on this page. The model scored this figure at the Census code for the median gross rent only as $3,500 or more. The true figure is at least what the published boundary gives. |
| Price to income | 3.3x | Top quartile80th percentile · Cash Flow | Zillow + ACS income · 2026-08-31 | Home price over local median income. Lower is cheaper relative to what people earn. Part of the Cash Flow category. |
| Population growth | 4.5%/yr (observed 5.2%/yr, capped for scoring) | Top 10%98th percentile · Growth | Census PEP · Census PEP 2020→2025 (vintage 2025) + Census PEP 2015→2025 (vintages 2019+2025) | Census population trend for the place, capped at 4.5%/yr before scoring (diminishing returns above that rate): the heaviest factor in the Growth category. |
| Job growth | -0.1%/yr | Bottom quartile19th percentile · Growth | BLS LAUS (county) · BLS LAUS county annual 2019→2025 (pre-COVID anchor; 2025 is an 11-month average) + BLS LAUS county annual 2015→2025 | County employment trend, capped at 4.0%/yr before scoring (diminishing returns above that rate). A Growth-category factor. |
| Income growth | 3.5%/yr | Bottom quartile24th percentile · Growth | Census ACS · ACS 5-yr 2020-2024 | Local median-income trend. A Growth-category factor. |
| Rent growth fallback | 4.9%/yr | Top quartile82nd percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year rent trend (the model's own weighting). A Growth-category factor. |
| Home-value growth | 5.0%/yr | Above median58th percentile · Growth | Zillow ZHVI · 3yr + 10yr to 2026-08-31 | A 40/60 blend of 3-year and 10-year price trend (the model's own weighting). A small Growth-category factor. |
| Violent crime fallback | 137 /100k/yr | Above median65th percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Reported violent crimes per 100,000 residents a year (the FBI's monthly agency rates, times 12). No agency reported this place to the FBI, so the score uses the model cohort median shown (same county, or same state and population band), not a city observation. City-level data cannot resolve within-neighborhood risk. |
| Property crime fallback | 775 /100k/yr | Top quartile80th percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Reported property crimes per 100,000 residents a year. No agency reported this place to the FBI, so the score uses the model cohort median shown (same county, or same state and population band), not a city observation. |
| Unemployment | 4.7% | Below median27th percentile · Stability | BLS LAUS (county) · BLS LAUS county annual 2025 (11-month average) | County unemployment rate. Lower is steadier, a Stability-category factor. |
| Rental vacancy fallback | 3.2% | Top quartile76th percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Share of rentals empty. Lower means more pricing power. A Stability-category factor. |
| Property tax rate | 2.3% | Bottom 10%5th percentile · Stability | Census ACS B25103/B25077 · ACS 5-yr 2020-2024 | Median tax over median value. A direct drag on cash flow, scored in the Stability category as carrying-cost burden. |
| Months of supply | 3.3 mo | Below median42nd percentile · Stability | Redfin Data Center · 2026-05-01 | Listings over sales pace. Under about 4 is a seller market, over 6 a buyer market. A Stability-category factor. |
| Days on market | 65 days | Bottom quartile20th percentile | Redfin Data Center · 2026-05-01 | How fast homes sell. Lower means more liquidity and an easier exit. Shown for context, not scored. |
| Sale-to-list ratio | 100.2% | Above median70th percentile | Redfin Data Center · 2026-05-01 | Sale price over asking. Above 100% means homes clear over ask. Shown for context, not scored. |
| Net domestic migration | -0.7/1k | Below median45th percentile | Census PEP (county) · PEP vintage 2025 | Net people moving in or out of the county, per 1,000 residents. Shown for context, not scored. |
| Building permits | 8.7/1k | Above median62nd percentile | Census BPS (county) · BPS 2025 | New-construction permits per 1,000 homes. More means more supply coming. Shown for context, not scored. |
| Rent burden | 41% | Bottom 10%4th percentile | Census ACS B25071 · ACS 5-yr 2020-2024 | Median rent as a share of income. Higher means less headroom for increases. Shown for context, not scored. |
| Median year built | 2010 | Top 10%99th percentile | Census ACS B25035 · ACS 5-yr 2020-2024 | Age of the housing stock. Older stock carries more capex. Shown for context, not scored. |
| Max drawdown | 18% | Above median54th percentile | Zillow ZHVI · 2026-08-31 | Worst peak-to-trough home-value decline on record. Shown for context, not scored. |
- * Job growth and unemployment are county-level (BLS LAUS, county FIPS 17089); large multi-county cities inherit their dominant county’s figures.
- Yield uses ACS median gross rent and home value (Census survey data, 2020–2024 average) because Zillow does not cover this city - not directly comparable to Zillow-based yields.
- The Census Bureau publishes this city's median gross rent only as "$3,500 or more" (ACS table B25064): an open-ended range, not an estimate, which the data carries as the code $3,501. This page shows it as $3,500+/mo; the deal scenario uses the $3,500 floor, and the Buy & Hold screen the $3,501 code, so their rent-driven figures are floors. Figures built on it are bounds: gross yield at least 13.0%. The City Market Score uses the code as stored, so its expense-adjusted yield was scored at the code, not at a measured figure.
- Data flag: cashYield: ACS fallback (no Zillow rent+value).
- Data flag: rentGrowth: ACS CAGR fallback. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
- Data flag: rentalVacancy: missing. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
Where to go next from Pingree Grove
Every link below is this market's own data taken one step further: its neighbours in the ranking, the same numbers side by side, or the same numbers in a calculator you can change.
Nearby in the Illinois rankings, and national look-alikes
- Lockport, ILGrade A · score 67/100 · yield 6.9% · $372,546 · #269 nationalZillow ZHVI $182k (2000) to $373k (2026), +105%
- McHenry, ILGrade A · score 67/100 · yield 7.2% · $315,402 · #274 nationalZillow ZHVI $143k (2000) to $315k (2026), +120%
- Volo, ILGrade A · score 66/100 · yield 8.1% · $377,524 · #298 nationalZillow ZHVI $246k (2008) to $378k (2026), +53%
- Steger, ILGrade A · score 66/100 · yield 8.2% · $177,254 · #305 nationalZillow ZHVI $135k (2000) to $177k (2026), +32%
- Clover, SCGrade A · score 66/100 · yield 5.9% · $414,517 · #291 nationalZillow ZHVI $162k (2002) to $415k (2026), +156%
- Lake Wales, FLGrade A · score 66/100 · yield 8.1% · $243,335 · #293 nationalZillow ZHVI $74k (2000) to $243k (2026), +229%
- Cherryville, NCGrade A · score 66/100 · yield 5.3% · $250,712 · #294 nationalZillow ZHVI $78k (2000) to $251k (2026), +221%
Compare Pingree Grove head to head
- Pingree Grove vs Lockport vs CloverThe pre-filled matchup: nearest in-state rank and closest national grade.
- Pingree Grove vs McHenry, ILGrade A · yield 7.2%
- Pingree Grove vs Lake Wales, FLGrade A · yield 8.1%
- Pick your own opponentAny of the 5,233 tracked cities.
Underwrite a Pingree Grove deal
- Cap rateOpens on Pingree Grove's own entry price and the $3,500 floor of its Census rent range ($3,500 or more). Change either one.
- Cash flow & DSCRMonthly cash flow and DSCR, prefilled with this market's numbers (rent at the $3,500 Census floor).
- Mortgage paymentP&I on Pingree Grove's entry price at the assumptions shown above.
- All marketsCompare Pingree Grove against 4,812 ranked cities.
- Illinois ZIP CodesEvery Illinois ZIP Code area (Census ZCTAs), scored separately from the city rankings.
- Ranked listsSix lists, each with a disclosed entry rule.
Ranked lists: Highest yield · Cheapest vs. income · Rent covers the mortgage · Under $200k · Fastest-growing · Most stable
For learning, not advice. A market screen from public data - not a forecast, not underwriting, not a recommendation to buy anywhere.