Is Tazewell County, IL good for real estate investing?

Tazewell County has an investment score of 71/100, rated as "Buy". The county ranks #0 nationally among 0 counties analyzed.

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

The rent-to-price ratio in Tazewell County is 6.59% annually, which ranks in the 50th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Tazewell?

The median home price in Tazewell County is $194,120. This ranks #0 in affordability among all US counties.

Can you cash flow on rental properties in Tazewell?

Based on median values with 20% down at current rates, a typical rental in Tazewell County would generate negative cash flow of $325/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Tazewell County

IllinoisPopulation: 131,276

/100

Hold

#0 of 0 counties

#55 in Illinois (102 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$194,120

Median Home Price

0% below national median

$1,065/mo

Median Rent

0% below national median

6.59%

Rent-to-Price Ratio

Top 50% nationally

-$325

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,065/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	$145,590	-$71/mo	5.7%	-2.5%
Median typical MLS deal	$194,120	-$325/mo	4.3%	-8.7%
125% of median newer / premium	$242,650	-$580/mo	3.4%	-12.5%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$194,120

Down Payment (20%)$38,824

Loan Amount$155,296

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,065

Monthly P&I-$1,018

Est. Expenses (35%)-$373

Net Cash Flow-$325/mo

4.3%

Cap Rate (all cash)

-8.7%

Cash-on-Cash Return

6.59%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.3% 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.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

71/100

Cash Flow(30%)

66/100

Based on 6.59% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

84/100

Based on 8.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

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

+Strong price appreciation (+8.6% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$325/mo)
-Negative leverage (cap rate 4.3% < mortgage rate 6.9%)

Economic Indicators

Population

131,276

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
+Institutional or out-of-state investors who target appreciation markets

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
WoodfordIL	72	$220,926	Est. pending	—	Buy	View
KankakeeIL	72	$211,066	$1,309	7.44%	Buy	View
WilliamsonIL	72	$152,606	$1,067	8.39%	Buy	View
CurrentTazewellIL	71	$194,120	$1,065	6.59%	Buy
McHenryIL	71	$349,331	$2,114	7.26%	Buy	View
ChampaignIL	71	$226,633	$1,395	7.38%	Buy	View

The Bottom Line

HoldTazewell scores well overall, but a typical leveraged buy-and-hold loses $325/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Tazewell County in Illinois scores 71/100, ranking #0 of 0 US counties (top 50%). At 20% down and current rates, a median-priced rental loses about $325/month; the 6.59% 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

$-325/mo

Cap Rate

4.3%

Cash-on-Cash

-8.7%

Related markets

Markets like Tazewell with stronger cash flow

Cheaper alternatives to Tazewell

Williamson County, lower entry price

Head-to-head comparisons

All counties in Illinois →

Rent vs buy in Illinois cities

Rent vs buy in Chicago, ILMedian $314,517 · rent $2,113/mo Rent vs buy in Joliet, ILMedian $361,064 · rent $2,121/mo Rent vs buy in Rockford, ILMedian $195,413 · rent $1,212/mo Rent vs buy in Naperville, ILMedian $416,478 · rent $2,040/mo Rent vs buy in Springfield, ILMedian $186,233 · rent $1,129/mo All Illinois citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Tazewell?

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Scenario comparison

Same $1,065/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	$145,590	-$71/mo	5.7%	-2.5%
Median typical MLS deal	$194,120	-$325/mo	4.3%	-8.7%
125% of median newer / premium	$242,650	-$580/mo	3.4%	-12.5%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$194,120

Down Payment (20%)$38,824

Loan Amount$155,296

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,065

Monthly P&I-$1,018

Est. Expenses (35%)-$373

Net Cash Flow-$325/mo

4.3%

Cap Rate (all cash)

-8.7%

Cash-on-Cash Return

6.59%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.3% 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.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

71/100

Cash Flow(30%)

66/100

Based on 6.59% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

84/100

Based on 8.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

Based on price relative to estimated local incomes.

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
+Institutional or out-of-state investors who target appreciation markets

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)

County

Verdict

WoodfordIL

$220,926

Est. pending

—

Buy

View

KankakeeIL

$211,066

$1,309

7.44%

Buy

View

WilliamsonIL

$152,606

$1,067

8.39%

Buy

View

CurrentTazewellIL

$194,120

$1,065

6.59%

Buy

McHenryIL

$349,331

$2,114

7.26%

Buy

View

ChampaignIL

$226,633

$1,395

7.38%

Buy

View

The Bottom Line

Monthly Cash Flow

$-325/mo

Cap Rate

4.3%

Cash-on-Cash

-8.7%