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McHenry County/Capron/61012

61012

ZIPSAFMR
McHenry County, IL
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$730$730
1 BR$810$810
2 BR$1,060$1,060
3 BR$1,400$1,400
4 BR$1,440$1,440
5 BR$1,656Not available
6 BR$1,904Not available
7 BR$2,190Not available
8 BR$2,519Not available

Purchase Price Calculator

Maximum purchase price
$95,599

Cost breakdown

+Likely effective rent$1,060
HUD FMRUsed$1,060
Market rentN/A
Est. payment standardN/A
-Principal and interest-$483
Loan amount$76,479
Down payment$19,120
Rate6.50%
Term30 years
-Operating costs-$377
Property taxes-$96
Insurance-$175
Utilities$0
HOA$0
Management-$106
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,291(90.4% ROI)
Projected value
$102,950
Return breakdown
Property appreciation+$7,351
Loan principal paid down+$2,740
Rental cash flow+$7,200
5-year hold
+$29,449(154.0% ROI)
Projected value
$108,162
Return breakdown
Property appreciation+$12,563
Loan principal paid down+$4,886
Rental cash flow+$12,000
10-year hold
+$62,419(326.5% ROI)
Projected value
$122,375
Return breakdown
Property appreciation+$26,776
Loan principal paid down+$11,643
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 61012 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 61012 (Capron, IL) is $1,060 a month. That is down 9.4% from $1,170 in FY 2026. Capron 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, 61012 has the 27th-highest two-bedroom rent (county range $1,060–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 61012 is 11% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 61012
BedroomsFY 2027Change90–110% range
Studio$730−9.9%$657–$803
1BR$810−9.0%$729–$891
2BR$1,060−9.4%$954–$1,166
3BR$1,400−9.7%$1,260–$1,540
4BR$1,440−9.4%$1,296–$1,584

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 61012
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$730$810$1,060$1,400$1,440
FY 2026$810$890$1,170$1,550$1,590
FY 2025$830$920$1,210$1,600$1,640
FY 2024$730$820$1,080$1,450$1,490
FY 2023$660$740$980$1,320$1,370

Two-bedroom rent in nearby McHenry County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 61012
60081$1,660+56.6%
60097$1,870+76.4%
60098$1,670+57.5%
60102$2,690+153.8%
60135$1,510+42.5%
60140$2,020+90.6%
60142$2,120+100.0%
60152$1,490+40.6%
60156$2,310+117.9%
60180$1,780+67.9%
61012Current$1,060—
61038$1,310+23.6%

Questions about ZIP 61012 rents

How much will Section 8 pay for a two-bedroom in ZIP 61012?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,060, that basic range is $954 to $1,166 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 61012 in?

ZIP 61012 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 61012 for FY 2027?

The two-bedroom FMR fell 9.4%, from $1,170 in FY 2026 to $1,060 in FY 2027. Since FY 2023 it has risen 8.2%.

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