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Cook County/Lyons/60534

60534

ZIPSAFMR
Cook County, IL
Zillow

ZIP Investment Score

117Above average

095130300
BRFMR
Eff. Rent
0 BR$1,280$1,160
1 BR$1,350$1,380
2 BR$1,530$1,680
3 BR$1,970$2,170
4 BR$2,250$2,450
5 BR$2,588Not available
6 BR$2,976Not available
7 BR$3,422Not available
8 BR$3,935Not available

Purchase Price Calculator

Maximum purchase price
$187,731

Cost breakdown

+Likely effective rent$1,680
HUD FMR$1,530
Market rent$1,950
Est. payment standard (110%)Used$1,680
-Principal and interest-$949
Loan amount$150,185
Down payment$37,546
Rate6.50%
Term30 years
-Operating costs-$531
Property taxes-$188
Insurance-$175
Utilities$0
HOA$0
Management-$168
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,015(72.0% ROI)
Projected value
$202,166
Return breakdown
Property appreciation+$14,435
Loan principal paid down+$5,381
Rental cash flow+$7,200
5-year hold
+$46,265(123.2% ROI)
Projected value
$212,400
Return breakdown
Property appreciation+$24,669
Loan principal paid down+$9,595
Rental cash flow+$12,000
10-year hold
+$99,444(264.9% ROI)
Projected value
$240,311
Return breakdown
Property appreciation+$52,581
Loan principal paid down+$22,864
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.10
1 BR
0.96
2 BR
0.78
3 BR
0.86
4 BR
0.88
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60534 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60534 (Lyons, IL) is $1,530 a month. That is up 12.5% from $1,360 in FY 2026. Lyons 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 222 ZIP codes in Cook County, 60534 is tied for the 209th-highest two-bedroom rent (county range $1,100–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60534 is 60% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60534
BedroomsFY 2027Change90–110% range
Studio$1,280+13.3%$1,152–$1,408
1BR$1,350+11.6%$1,215–$1,485
2BR$1,530+12.5%$1,377–$1,683
3BR$1,970+12.6%$1,773–$2,167
4BR$2,250+10.8%$2,025–$2,475

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60534
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,280$1,350$1,530$1,970$2,250
FY 2026$1,130$1,210$1,360$1,750$2,030
FY 2025$1,170$1,250$1,410$1,810$2,130
FY 2024$1,160$1,250$1,420$1,810$2,140
FY 2023$990$1,070$1,230$1,560$1,860

Two-bedroom rent in nearby Cook County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60534
60491$2,340+52.9%
60499$1,980+29.4%
60501$1,5300.0%
60513$1,840+20.3%
60521$2,670+74.5%
60523$1,380−9.8%
60525$2,050+34.0%
60526$1,940+26.8%
60527$2,180+42.5%
60534Current$1,530—
60546$1,810+18.3%
60558$2,710+77.1%

Questions about ZIP 60534 rents

How much will Section 8 pay for a two-bedroom in ZIP 60534?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,530, that basic range is $1,377 to $1,683 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 60534 in?

ZIP 60534 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 60534 for FY 2027?

The two-bedroom FMR rose 12.5%, from $1,360 in FY 2026 to $1,530 in FY 2027. Since FY 2023 it has risen 24.4%.

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