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McHenry County/Wonder Lake/60097

60097

ZIPSAFMR
McHenry County, IL
Zillow

ZIP Investment Score

114Above average

095130300
BRFMR
Eff. Rent
0 BR$1,560$1,300
1 BR$1,660$1,540
2 BR$1,870$1,920
3 BR$2,400$2,210
4 BR$2,750$2,450
5 BR$3,162Not available
6 BR$3,637Not available
7 BR$4,182Not available
8 BR$4,810Not available

Purchase Price Calculator

Maximum purchase price
$223,395

Cost breakdown

+Likely effective rent$1,920
HUD FMR$1,870
Market rent$1,950
Est. payment standard (103%)Used$1,920
-Principal and interest-$1,130
Loan amount$178,716
Down payment$44,679
Rate6.50%
Term30 years
-Operating costs-$590
Property taxes-$223
Insurance-$175
Utilities$0
HOA$0
Management-$192
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,780(68.9% ROI)
Projected value
$240,572
Return breakdown
Property appreciation+$17,177
Loan principal paid down+$6,403
Rental cash flow+$7,200
5-year hold
+$52,774(118.1% ROI)
Projected value
$252,751
Return breakdown
Property appreciation+$29,356
Loan principal paid down+$11,418
Rental cash flow+$12,000
10-year hold
+$113,777(254.7% ROI)
Projected value
$285,964
Return breakdown
Property appreciation+$62,569
Loan principal paid down+$27,207
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.20
1 BR
1.08
2 BR
0.96
3 BR
1.09
4 BR
1.12
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60097 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60097 (Wonder Lake, IL) is $1,870 a month. That is up 14.0% from $1,640 in FY 2026. Wonder 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, 60097 has the 14th-highest two-bedroom rent (county range $1,060–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60097 is 95% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60097
BedroomsFY 2027Change90–110% range
Studio$1,560+14.7%$1,404–$1,716
1BR$1,660+13.7%$1,494–$1,826
2BR$1,870+14.0%$1,683–$2,057
3BR$2,400+13.7%$2,160–$2,640
4BR$2,750+12.7%$2,475–$3,025

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60097
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,560$1,660$1,870$2,400$2,750
FY 2026$1,360$1,460$1,640$2,110$2,440
FY 2025$1,320$1,410$1,590$2,040$2,400
FY 2024$1,330$1,430$1,630$2,080$2,460
FY 2023$1,130$1,220$1,400$1,780$2,110

Two-bedroom rent in nearby McHenry County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60097
60042$2,540+35.8%
60050$2,100+12.3%
60051$2,270+21.4%
60071$1,650−11.8%
60072$1,450−22.5%
60081$1,660−11.2%
60097Current$1,870—
60098$1,670−10.7%
60102$2,690+43.9%
60135$1,510−19.3%
60140$2,020+8.0%
60142$2,120+13.4%

Questions about ZIP 60097 rents

How much will Section 8 pay for a two-bedroom in ZIP 60097?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,870, that basic range is $1,683 to $2,057 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 60097 in?

ZIP 60097 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 60097 for FY 2027?

The two-bedroom FMR rose 14.0%, from $1,640 in FY 2026 to $1,870 in FY 2027. Since FY 2023 it has risen 33.6%.

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