JeffCroweCRE

Housing market/Illinois/ZIP 60404

ACS 2023 · FY2027 SAFMR

ZIP 60404 Shorewood, Illinois

Chicago-Joliet-Naperville, IL HUD Metro FMR Area · Illinois. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
20,052
Households
7,205
Median HH income
$121,696
Renter share
6.0%
Median gross rent
$1,945
Vacancy
4.3%
Pop. change
+6.7%
2BR SAFMR
$2,760
SAFMR / rent
1.419×
2–49 unit stock
85
LIHTC proj / units
1 / 42
HUD assisted MF
2 / 12

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 60404 · IL — sent to you.

ZIP 60404 · IL

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 60404 — Shorewood, IL HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,945
2BR SAFMR$2,760
90% floor$2,484
110% ceiling$3,036

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 60404

  • 1-unit detached6,09981.0%
  • 1-unit attached1,04613.9%
  • 2–4 units540.7%
  • 5–49 units310.4%
  • 50+ units2132.8%
  • Mobile871.2%
TypeUnitsShare
1-unit detached6,09981.0%
1-unit attached1,04613.9%
2 units (duplex)540.7%
3–4 units00.0%
5–9 units170.2%
10–19 units00.0%
20–49 units140.2%
50+ units2132.8%
Mobile871.2%

2–4 unit share 0.7% · 5–49 unit share 0.4% · combined 2–49 1.1%.

Units by bedrooms

Studio
0
1BR
227
2BR
1,235
3BR
2,939
4BR
2,676
5+
453

Rent burden

Rent ≥30% of income48.4%
Rent ≥50% of income39.3%
  • ACS median gross rent $1,945 (all bedrooms, occupied rentals).
  • Median contract rent $1,657.
  • Renters paying ≥30% of income 48.4%; ≥50% 39.3%.
  • FY2027 2BR SAFMR $2,760 (1.419× ACS median gross rent).

Population

20,052 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +6.7%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 1 projects, 42 units.
  • HUD project-based assisted MF: 2 properties, 12 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 180 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 60404 6.0% of occupied households are renters; vacancy is 4.3%; ACS median gross rent is $1,945; population increased +6.7% between the 2018 and 2023 ACS vintages; the housing stock includes 54 units in 2–4-unit structures and 31 units in 5–49-unit structures; 1 LIHTC projects totaling 42 units; FY2027 2BR SAFMR is $2,760 versus ACS median gross rent of $1,945. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Illinois research

ZIP 60404 is a Census / HUD profile for Chicago-Joliet-Naperville, IL. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 60404 — Shorewood, IL HUD Section 8 Payment Standards / SAFMR·Illinois ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
60002Chicago-Joliet-Naperville, IL HUD Metro FMR Area19.3%$1,176$1,65060004Chicago-Joliet-Naperville, IL HUD Metro FMR Area22.7%$1,703$2,47060005Chicago-Joliet-Naperville, IL HUD Metro FMR Area36.6%$1,621$2,20060006Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$1,98060007Chicago-Joliet-Naperville, IL HUD Metro FMR Area26.0%$1,574$2,21060008Chicago-Joliet-Naperville, IL HUD Metro FMR Area27.5%$1,561$2,16060009Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$1,98060010Chicago-Joliet-Naperville, IL HUD Metro FMR Area11.9%$2,459$3,02060011Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$2,02060012Chicago-Joliet-Naperville, IL HUD Metro FMR Area5.4%$2,162$2,19060013Chicago-Joliet-Naperville, IL HUD Metro FMR Area11.6%$1,489$2,12060014Chicago-Joliet-Naperville, IL HUD Metro FMR Area19.4%$1,429$1,990

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Illinois research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 60404?

ZIP 60404 (Chicago-Joliet-Naperville, IL HUD Metro FMR Area) has 20,052 residents, 7,205 households, a renter share of 6.0%, median household income of $121,696, and ACS 2023 median gross rent of $1,945. Vacancy is 4.3%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 60404?

ACS counts 54 units in 2-unit buildings, 0 in 3–4 unit buildings, 17 in 5–9, 0 in 10–19, and 14 in 20–49. Combined 2–49 unit stock is 85 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 60404?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,760. See the full schedule and 90–110% payment-standard band on the ZIP 60404 — Shorewood, IL HUD Section 8 Payment Standards / SAFMR.

Does this Illinois ZIP profile include Georgia listings?

No. ZIP 60404 is Census / HUD research for Chicago-Joliet-Naperville, IL HUD Metro FMR Area. Jeff Crowe CRE does not list Illinois property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.