McHenry County/Crystal Lake/60014

60014

ZIPSAFMR

McHenry County, IL

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ZIP Investment Score

97Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,660	$1,650	4.1%
1 BR	$1,760	$1,590	3.7%
2 BR	$1,990	$1,980	3.4%
3 BR	$2,560	$2,390	3.8%
4 BR	$2,920	$2,760	2.5%
5 BR	$3,358	Not available	2.5%
6 BR	$3,862	Not available	2.5%
7 BR	$4,441	Not available	2.5%
8 BR	$5,107	Not available	2.5%

Purchase Price Calculator

Maximum purchase price

$232,311

Cost breakdown

+Likely effective rent$1,980

HUD FMR$1,990

Market rentUsed$1,980

Est. payment standard (100%)$1,980

-Principal and interest-$1,175

Loan amount$185,849

Down payment$46,462

Rate6.50%

Term30 years

-Operating costs-$605

Property taxes-$232

Insurance-$175

Utilities$0

HOA$0

Management-$198

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$31,721(68.3% ROI)

Projected value

$250,173

Return breakdown

Property appreciation+$17,863

Loan principal paid down+$6,659

Rental cash flow+$7,200

5-year hold

+$54,401(117.1% ROI)

Projected value

$262,838

Return breakdown

Property appreciation+$30,528

Loan principal paid down+$11,874

Rental cash flow+$12,000

10-year hold

+$117,360(252.6% ROI)

Projected value

$297,377

Return breakdown

Property appreciation+$65,067

Loan principal paid down+$28,293

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.01ratio

FMR$1,660

Market$1,650

vs market+$10

FMR is near market; voucher and private rents are aligned.

1.01

1 BR

1.11ratio

FMR$1,760

Market$1,590

vs market+$170

FMR is above market; underwrite to market rent.

1.11

2 BR

1.01ratio

FMR$1,990

Market$1,980

vs market+$10

FMR is near market; voucher and private rents are aligned.

1.01

3 BR

1.07ratio

FMR$2,560

Market$2,390

vs market+$170

FMR is near market; voucher and private rents are aligned.

1.07

4 BR

1.06ratio

FMR$2,920

Market$2,760

vs market+$160

FMR is near market; voucher and private rents are aligned.

1.06

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 60014 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60014 (Crystal Lake, IL) is $1,990 a month. That is up 9.9% from $1,810 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, 60014 has the 12th-highest two-bedroom rent (county range $1,060–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60014 is 108% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60014
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,500	$1,660	+10.7%	$1,494–$1,826
1BR	$1,610	$1,760	+9.3%	$1,584–$1,936
2BR	$1,810	$1,990	+9.9%	$1,791–$2,189
3BR	$2,330	$2,560	+9.9%	$2,304–$2,816
4BR	$2,700	$2,920	+8.1%	$2,628–$3,212

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60014
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,660	$1,760	$1,990	$2,560	$2,920
FY 2026	$1,500	$1,610	$1,810	$2,330	$2,700
FY 2025	$1,480	$1,590	$1,790	$2,300	$2,700
FY 2024	$1,470	$1,580	$1,800	$2,290	$2,710
FY 2023	$1,240	$1,340	$1,540	$1,950	$2,320

Two-bedroom rent in nearby McHenry County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 60014
60002	$1,650	−17.1%
60010	$3,020	+51.8%
60012	$2,190	+10.1%
60013	$2,120	+6.5%
60014Current	$1,990	—
60020	$1,740	−12.6%
60021	$3,020	+51.8%
60033	$1,640	−17.6%
60034	$1,520	−23.6%
60039	$1,920	−3.5%
60042	$2,540	+27.6%
60050	$2,100	+5.5%

Questions about ZIP 60014 rents

How much will Section 8 pay for a two-bedroom in ZIP 60014?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,990, that basic range is $1,791 to $2,189 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 60014 in?

ZIP 60014 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 60014 for FY 2027?

The two-bedroom FMR rose 9.9%, from $1,810 in FY 2026 to $1,990 in FY 2027. Since FY 2023 it has risen 29.2%.

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 rent Crystal Lake, IL fair market rent IL statewide rents What is SAFMR?Data sources