Updated 2026 · Based on median market data for Kankakee, IL
Kankakee's price-to-income ratio is 3.4x — homes cost 3.4 times the local median household income of $62,333. This is very affordable by national standards. A household earning the median income could qualify for a home at the median price with a standard mortgage, which means rental demand comes from lifestyle choice and transient populations rather than inability to buy. The national average price-to-income ratio is approximately 4.5x, putting Kankakee below the national norm.
A typical mortgage payment on a median-priced home in Kankakee (20% down at 7%) is approximately $1,144/mo for principal and interest alone — add taxes and insurance and the all-in payment reaches roughly $1,585/mo. The median rent of $1,400/mo is less than the cost of buying, supporting healthy rental demand from cost-conscious households who recognize that renting is the more affordable option in the near term. When renting is this much cheaper than buying, landlords benefit from a deep and sticky tenant pool that has strong economic reasons to keep renting. The gap between $1,400 in rent and $1,585 in ownership costs is a structural driver of your occupancy rates.
The median household income in Kankakee is $62,333, with a population of 50,000 growing at 0.2% per year. Kankakee is a smaller market. Research the local employment base carefully — smaller cities can be significantly impacted by a single employer relocating or downsizing. Hospital systems, universities, and military bases provide the most stable employment in small markets. Moderate incomes support a working-class to middle-class tenant base.
Renters in Kankakee spend roughly 27% of income on rent — a healthy ratio that suggests tenants can comfortably afford their housing. This creates a stable renter base with lower default risk and more capacity to absorb modest annual rent increases. The affordable rent ceiling based on 30% of median income is $1,558/mo. Current rents are near this ceiling, meaning further increases must be matched by income growth. Renters here include a mix of young professionals not yet ready to buy and transient populations.
Kankakee is a smaller market with flat growth. Stability depends heavily on the local employment base. The tight 5.9% vacancy rate signals strong current demand with little risk of near-term oversupply. Diversify across 2-3 neighborhoods within Kankakee to reduce sub-market concentration risk.
Entry into Kankakee's rental market requires approximately $49,450 in total capital per property — $43,000 for the 20% down payment plus roughly $6,450 in closing costs, inspections, and initial repairs. This is an exceptionally low barrier to entry. An investor with $150,000 in deployable capital could acquire 2-3 properties, diversifying across neighborhoods and reducing per-unit risk. The low price point makes Kankakee one of the most accessible markets for first-time investors. Maintain reserves of at least 6 months of expenses (approximately $9,510 per property) before acquiring. The optimal portfolio size in Kankakee depends on your capital and management capacity, but 3-5 properties provides meaningful diversification while remaining manageable for a hands-on investor.
Kankakee is affordable with moderate returns. Focus on volume — the low entry point lets you scale to multiple properties faster than in more expensive markets. The bottom line: Kankakee's cost of living profile supports rental investment with disciplined deal selection.
Kankakee vs Illinois state average and national average across key investment metrics. Kankakee outperforms both benchmarks on cap rate.