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Market MapIllinoisMacon

Macon County

IllinoisPopulation: 103,542
85
/100
Strong Buy
#1 of 1,000 counties
#1 in Illinois (102 counties)

Market Snapshot

$118,242
Median Home Price
57% below national median
$1,021/mo
Median Rent
32% below national median
10.36%
Rent-to-Price Ratio
Top 1% nationally
+$44
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$118,242
Down Payment (20%)$23,648
Loan Amount$94,594
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,021
Monthly P&I-$620
Est. Expenses (35%)-$357
Net Cash Flow+$44/mo
6.7%
Cap Rate (all cash)
1.9%
Cash-on-Cash Return
10.36%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 6.7% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score
85/100
85
Cash Flow(30%)
100/100

Based on 10.36% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
92/100

Based on 7.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
100/100

Price-to-income ratio of 2.0x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Above-average rent-to-price ratio (10.36%)
  • +Strong price appreciation (+7.0% YoY)
  • +Affordable relative to local incomes
  • +Complete rent data available

Challenges

  • -Negative leverage (cap rate 6.7% < mortgage rate 6.9%)

Economic Indicators

Population
103,542
Median Income
$59,622
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
2.0x
Very affordable

Compare to Nearby Counties

CountyVerdict
CurrentMaconIL
85$118,242$1,02110.36%Strong Buy
MontgomeryIL
82$123,132Est. pending—Strong BuyView
VermilionIL
81$93,310$81510.49%Strong BuyView
HancockIL
81$111,446Est. pending—Strong BuyView
ClintonIL
80$213,780Est. pending—Strong BuyView
RichlandIL
80$132,577Est. pending—Strong BuyView

The Bottom Line

Strong BuyMacon is a strong buy market with excellent fundamentals for buy-and-hold investors.

Macon County in Illinois scores 85/100, ranking #1 of 1,000 US counties (top 0%). The 10.36% rent-to-price ratio exceeds the 1% rule target, suggesting strong cash flow potential. At current rates with 20% down, a median-priced property could generate approximately $44/month in cash flow.

Monthly Cash Flow
+$44/mo
Cap Rate
6.7%
Cash-on-Cash
1.9%

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