ZIP CODE 60804 // CHICAGO-NAPERVILLE-ELGIN, IL-IN-WI // DATA AS OF 2026-09-30
Cicero, IL (60804) Rental Property Cap Rate & Cash Flow Report
Located in Cook County (Cicero, IL), Zip Code 60804 ranks #360 of 500 within this selected sample (28th percentile) with a Zillow ZHVI typical home-value index of $278,158 (+5.2% YoY) and a ZORI observed market rent of $1,330/mo (+2.1% YoY). Requires at least 66.5% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$817/mo
Annual: -$9,808/yr
Modeled Cap Rate
2.54%
NOI: $7,070/yr
Cash-on-Cash Return
-15.33%
Cash Needed: $63,976
1% Rule Ratio
0.48%
Gross Yield: 5.74%
Break-Even Rent
$2,269/mo
State Tax: 1.95%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 60804 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (IL Avg 1.95%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$1,407/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$741/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (60804)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2024 | $255,034 | $1,240/mo | 5.83% |
| 2025 | $264,511 | $1,303/mo | 5.91% |
| 2026 | $278,158 | $1,330/mo | 5.74% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 60638 Chicago, IL | $327,129 | $1,577/mo | 2.58% | -$950/mo |
| 60625 Chicago, IL | $424,607 | $1,969/mo | 2.39% | -$1,301/mo |
| 60402 Berwyn, IL | $313,681 | $1,448/mo | 2.37% | -$967/mo |
| 60657 Chicago, IL | $546,908 | $2,480/mo | 2.28% | -$1,725/mo |
| 60629 Chicago, IL | $273,942 | $1,404/mo | 2.90% | -$723/mo |
| 60634 Chicago, IL | $379,235 | $1,951/mo | 2.92% | -$994/mo |