Skip to main content
Loading page
McHenry County/Crystal Lake/60012

60012

ZIPSAFMR
McHenry County, IL
Zillow

ZIP Investment Score

81Below average

095130300
BRFMR
Eff. Rent
0 BR$1,830$1,640
1 BR$1,940$1,760
2 BR$2,190$2,020
3 BR$2,820$2,520
4 BR$3,220$2,730
5 BR$3,703Not available
6 BR$4,258Not available
7 BR$4,897Not available
8 BR$5,632Not available

Purchase Price Calculator

Maximum purchase price
$238,255

Cost breakdown

+Likely effective rent$2,020
HUD FMR$2,190
Market rentUsed$2,020
Est. payment standard (95%)$2,080
-Principal and interest-$1,205
Loan amount$190,604
Down payment$47,651
Rate6.50%
Term30 years
-Operating costs-$615
Property taxes-$238
Insurance-$175
Utilities$0
HOA$0
Management-$202
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,348(67.9% ROI)
Projected value
$256,574
Return breakdown
Property appreciation+$18,320
Loan principal paid down+$6,829
Rental cash flow+$7,200
5-year hold
+$55,486(116.4% ROI)
Projected value
$269,563
Return breakdown
Property appreciation+$31,309
Loan principal paid down+$12,178
Rental cash flow+$12,000
10-year hold
+$119,749(251.3% ROI)
Projected value
$304,986
Return breakdown
Property appreciation+$66,731
Loan principal paid down+$29,017
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.12
1 BR
1.10
2 BR
1.08
3 BR
1.12
4 BR
1.18
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60012 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60012 (Crystal Lake, IL) is $2,190 a month. That is up 9.5% from $2,000 in FY 2026. Crystal Lake is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 27 ZIP codes in McHenry County, 60012 has the 7th-highest two-bedroom rent (county range $1,060–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60012 is 129% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60012
BedroomsFY 2027Change90–110% range
Studio$1,830+10.2%$1,647–$2,013
1BR$1,940+9.0%$1,746–$2,134
2BR$2,190+9.5%$1,971–$2,409
3BR$2,820+9.7%$2,538–$3,102
4BR$3,220+6.6%$2,898–$3,542

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60012
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,830$1,940$2,190$2,820$3,220
FY 2026$1,660$1,780$2,000$2,570$3,020
FY 2025$1,840$1,970$2,220$2,850$3,350
FY 2024$1,930$2,080$2,370$3,020$3,570
FY 2023$1,550$1,680$1,930$2,450$2,910

Two-bedroom rent in nearby McHenry County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60012
60002$1,650−24.7%
60010$3,020+37.9%
60012Current$2,190—
60013$2,120−3.2%
60014$1,990−9.1%
60020$1,740−20.5%
60021$3,020+37.9%
60033$1,640−25.1%
60034$1,520−30.6%
60039$1,920−12.3%
60042$2,540+16.0%
60050$2,100−4.1%

Questions about ZIP 60012 rents

How much will Section 8 pay for a two-bedroom in ZIP 60012?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,190, that basic range is $1,971 to $2,409 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 60012 in?

ZIP 60012 is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 60012 for FY 2027?

The two-bedroom FMR rose 9.5%, from $2,000 in FY 2026 to $2,190 in FY 2027. Since FY 2023 it has risen 13.5%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentCrystal Lake, IL fair market rentIL statewide rentsWhat is SAFMR?Data sources