Is Adams County, IL good for real estate investing?

Adams County has an investment score of 77/100, rated as "Strong Buy". The county ranks #30 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Adams?

The rent-to-price ratio in Adams County is 8.15% annually, which ranks in the 90th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Adams?

The median home price in Adams County is $189,629. This ranks #338 in affordability among all US counties.

Can you cash flow on rental properties in Adams?

Based on median values with 20% down at current rates, a typical rental in Adams County would generate negative cash flow of $158/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Adams County

IllinoisPopulation: 65,583

/100

Buy for appreciation

#30 of 1,000 counties

#28 in Illinois (102 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$189,629

Median Home Price

17% below national median

$1,288/mo

Median Rent

11% below national median

8.15%

Rent-to-Price Ratio

Top 10% nationally

-$158

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,288/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$142,222	+$91/mo	7.1%	+3.3%
Median typical MLS deal	$189,629	-$158/mo	5.3%	-4.3%
125% of median newer / premium	$237,037	-$406/mo	4.2%	-8.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$189,629

Down Payment (20%)$37,926

Loan Amount$151,703

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,288

Monthly P&I-$994

Est. Expenses (35%)-$451

Net Cash Flow-$158/mo

5.3%

Cap Rate (all cash)

-4.3%

Cash-on-Cash Return

8.15%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.3% 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

77/100

Cash Flow(30%)

81/100

Based on 8.15% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

90/100

Based on 6.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Based on price relative to estimated local incomes.

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 (8.15%)
+Strong price appreciation (+6.4% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 5.3% < mortgage rate 6.9%)

Economic Indicators

Population

65,583

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
IroquoisIL	78	$149,561	Est. pending	—	Strong Buy	View
CurrentAdamsIL	77	$189,629	$1,288	8.15%	Strong Buy
Saint ClairIL	77	$173,515	$1,220	8.44%	Strong Buy	View
Rock IslandIL	77	$151,597	$1,035	8.19%	Strong Buy	View
McDonoughIL	76	$92,986	$937	12.09%	Strong Buy	View
ClintonIL	76	$212,337	Est. pending	—	Strong Buy	View

The Bottom Line

Buy for appreciationAdams scores strongly overall, but a leveraged buy-and-hold loses $158/mo at current rates. Best fit for appreciation-focused buyers, all-cash operators, or value-add deals below median.

Adams County in Illinois scores 77/100, ranking #30 of 1,000 US counties (top 4%). At 20% down and current rates, a median-priced rental loses about $158/month; the 8.15% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-158/mo

Cap Rate

5.3%

Cash-on-Cash

-4.3%