The BRRRR method works wherever rent-to-value ratios are high, and struggles wherever they are not. Illinois pairs a typical home value near $296,000 with median rents around $1,322 per month and an effective property tax rate of 1.92% — three numbers that together decide whether a buy-rehab-rent-refinance deal can return capital. Below, the tool is preloaded with an Illinois deal built from those figures, and the worked example shows exactly how each output is calculated.
The Illinois market at a glance
| Typical home valueZillow typical home value — the anchor for ARV assumptions | $296,000 |
|---|---|
| Median monthly rentGross rent-to-value ratio of 5.4% | $1,322 |
| Effective property tax rate$5,680 per year on a median-value home | 1.92% |
| Typical landlord insuranceAnnual premium for a rented single-family home | $1,500 |
| Example ARV (90% of median)BRRRR candidates typically appraise below the median | $265,000 |
Home values: Zillow, September 2026. Income, rent, and property tax: U.S. Census Bureau ACS, 2024. Insurance is an estimate. Sources · How every state compares
A BRRRR deal on Illinois numbers
| Purchase price (65% of ARV) | $170,000 |
|---|---|
| Rehab budget | $40,000 |
| Closing + holding costs | $12,350 |
| All-in cost | $222,350 |
| After-repair value | $265,000 |
| Refinance proceeds (75% LTV, net of closing) | $193,781 |
| Monthly rent | $1,975 |
| Mortgage payment (P&I) | $1,306 |
| Net monthly cash flowHeadline result | -$334 |
| Cash left in the dealHeadline result | $28,569 |
| Year-one cash-on-cash return | -14.0% |
| DSCR | 0.74 |
Illinois-specific costs and rules
Property taxes in Illinois
Illinois has one of the highest effective property tax rates in the US, driven by school-district levies; Cook County assessments and classification appeals matter a great deal to investors. On the example ARV of $265,000, that rate works out to $5,090 per year — $424 every month that rent must cover before anything else reaches you.
Insurance and physical risk in Illinois
Budget roughly $1,500 per year for a landlord policy. Hail and tornado claims set premiums across the Midwest. Check roof age and deductible structure before underwriting a rehab, and expect a separate wind/hail deductible in many counties. Get an actual quote before you write an offer — premiums on the same house can swing by thousands.
Landlord rules in Illinois
No statewide rent control, but Chicago's Residential Landlord and Tenant Ordinance governs disclosures, fees, record-keeping, and eviction procedure citywide.
How to run your own Illinois BRRRR analysis
- The tool above loads with an Illinois example built on statewide data. Replace the purchase price with your actual offer — the rehab budget, closing costs, and holding costs will not update for you.
- Set the ARV from three comparable sold renovations within a mile and built in the last 12 months, not from the median value used here.
- Swap the rent for a comps-based number: an arm's-length three-bedroom single-family rental within a mile, rented in the last 90 days.
- Re-run property taxes from the county assessor's bill rather than the statewide 1.92% average — local millage inside Illinois varies far more than the state figure suggests.
- Watch two cards: cash left in the deal must stay positive for the refinance to return capital, and cash flow must stay positive for the deal to hold without subsidizing it.
Methodology
All-in cost is purchase price + rehab + purchase closing costs + (holding cost per month × holding months). Refinance proceeds are ARV × 75% LTV, minus2.5% closing. Cash left in the deal is all-in cost minus net proceeds; cash flow is rent minus operating expenses (taxes, insurance, vacancy, maintenance, management) minus the fixed principal-and-interest payment on the refinance.
The defaults here are deliberately derived from public statewide data, so they illustrate the Illinois market rather than any specific property. The formulas, worked examples, and caveats are explained in full in the national BRRRR calculator guide, and the interactive tool above applies exactly the same math to whatever numbers you enter.
Sources
- Typical home value: Zillow Home Value Index (all homes, mid tier, seasonally adjusted), September 2026.
- Median household income: U.S. Census Bureau, American Community Survey 1-year estimates, table B19013, 2024.
- Median gross rent: U.S. Census Bureau, American Community Survey 1-year estimates, table B25064, 2024.
- Effective property tax rate: Median real estate taxes paid (B25103) ÷ median home value (B25077), Census ACS 1-year, the Tax Foundation's method, 2024.
- Homeowners insurance: Keystone estimate of a typical annual premium. Replace it with a quote for the address, 2026.
Read the full methodology, worked example, and caveats in the national BRRRR Calculator guide.
Illinois FAQ
- Is BRRRR investing realistic in Illinois at today's interest rates?
- It depends on the local rent-to-value ratio. At the defaults above — a $265,000 ARV rented for $1,975 per month — the deal runs $334 of negative cash flow, because carrying a 75% LTV refinance at 6.875% needs roughly $2,409 of rent (10.9% gross) while the example delivers 8.9%. Illinois deals pencil when you buy deeper than the 65%-of-ARV default or find rent above the statewide median.
- How much cash do I need for a BRRRR deal in Illinois?
- On the example above, about $28,569 stays in the deal after the refinance — the down payment, rehab, closing costs, and six months of holding costs minus what the refinance returns. Lenders typically require reserves of six months of payments on top, and BRRRR investors also fund cost overruns: the example budgets a $40,000 rehab, and real rehabs routinely overrun 10–20%.
- Do Illinois property taxes break BRRRR cash flow?
- At 1.92%, Illinois's effective rate produces $5,090 per year on the example ARV — $424 monthly, roughly 21% of the assumed rent. Illinois has one of the highest effective property tax rates in the US, driven by school-district levies; Cook County assessments and classification appeals matter a great deal to investors. Always re-run the number from the assessor's bill for the specific parcel.
- What rent should I assume for an Illinois rental?
- The defaults use $1,975 — about 1.5× the statewide median of $1,322, reflecting that BRRRR candidates are typically three-bedroom single-family homes rather than the apartments that pull the overall median down. Replace it with a comps-based rent before trusting any output: an arm's-length rental of a similar house within a mile, rented in the last 90 days.
Other state editions
Every state gets its own edition of the BRRRR Calculator, preloaded with that market's typical values, tax rates, and insurance costs: