in Mazon, IL • 2026 Buying Guide
Best Month
December
$114K
Avoid
August
$197K
Potential Savings
$83K
42.2% difference
Market Type
Balanced
3.0 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$129K
N/A YoY
Days on Market
83
median days
Inventory
3
active listings
Sale-to-List Ratio
92.8%
room to negotiate
Jan
$176K
Feb
$169K
Mar
$178K
Apr
$135K
May
$144K
Jun
$167K
Jul
$143K
Aug
$197K
PeakSep
$152K
Oct
$149K
Nov
$159K
Dec
$114K
BestBased on historical sales data in Mazon
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Mazon's median price at $129K, a 20% down payment would be approximately $26K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Mazon's housing market, December is typically the best time to buy a investment property. During this month, prices average around $114K, which is 42.2% lower than peak prices in August. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Mazon is $129K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Mazon has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Mazon include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Mazon currently spend an average of 83 days on market. This suggests a slower market where you have more time to negotiate.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Mazon's median price of $129K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Mazon? Our analysis shows that December typically offers the best prices, with homes averaging around $114K. Buying during this time could save you up to $83K compared to peak months like August.
With a median price of $129K and homes spending an average of 83 days on market, Mazon is currently a balanced market. There's currently 3.0 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Mazon can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.