158 Cider St · Bolingbrook, IL 60490

$465,000

4 bd · 3.0 ba · 2,658 sqft · Other public records · 44 Days on market

Built 1996 8,784 sqft lot $175/sqft · 11% below area Est $524k · 11% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.6/15.0
• Cash flow +7.9/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly sought after Cider Creek community on a great corner lot this home offers high vaulted ceilings, a great floor plan and equity add potential which should not be overlooked and is rarely available in this community! The main level of this home has a flowing floor plan with a formal dining room/living room, a large open kitchen which features an island and breakfast nook which opens to a spacious family room. The family room offers a fireplace which is ideal for those chilly winter nights while adding views of the tranquil yard! The second floor offers four great sized bedrooms, the master suite features a spa like bathroom with a soaking tub and large walk-in closet. Th

Key facts

• 8,784 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Other: Property located in the Cider Creek subdivision, Bolingbrook
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 garage spaces, 2 total parking spaces, garage owned)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2-story layout; Fee simple ownership
• Construction: Vinyl siding; Approximately 26–30 years old
• Exterior features: Lot dimensions approximately 72 x 122; Less than 0.25 acre lot; School bus service

Interior

• Kitchen: Kitchen on main level (20 x 8)
• Bedrooms: 4 bedrooms (master bedroom on second level; additional bedrooms on second level: 10 x 10, 11 x 10, 12 x 14)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished full basement; 8 total rooms
• Laundry & utility: Main-level laundry room (8 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $465k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $379k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (15.7% below list).
• Recommended offer: $379k (18.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#199 in IL, #3,692 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, health & safety F.
• Indian Prairie CUSD 204 (urban): math 47% / reading 47% proficiency, ranked #52 of 620 in IL (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Wayne Builta Elementary School (math 52% / reading 42%, grade D-, #219 of 2,056 statewide, top 12%, 278 students, 0% FRL); Gordon Gregory Middle School (math 51% / reading 56%, grade C+, #39 of 665 statewide, top 6%, 821 students, 0% FRL); Neuqua Valley High School (math 63% / reading 68%, grade B, #13 of 693 statewide, top 2%, 3,156 students, 0% FRL).
• Market conditions: 68 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 31% of the median local income ($151k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $256k; list at $465k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $378,818 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 9.9

CMA / ARV

• ARV (median comp): $524,457
• List price: $465,000
• Delta: -11.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.18×
• Total profit: $-106,135
• Equity at exit: $69,333

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-131,266
• Equity at exit: $40,205

Cash invested: $130,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60490

• Home prices YoY: -24.9%
• Active inventory: 68
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,919 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$952 /mo · $11,418/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $-488

Break-even live

Break-even rent $4,536

Max offer price $378,818

Occupancy floor —

Sensitivity live

Price	-10% $-225	-5% $-356	+0% $-488	+5% $-619	+10% $-751
Rent	-10% $-797	-5% $-643	+0% $-488	+5% $-333	+10% $-178
Rate	-1.0pp $-254	-0.5pp $-370	base $-488	+0.5pp $-608	+1.0pp $-731

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 Danube Way Bolingbrook, IL	4.0	2.5	2600	$3,790	$1.46	45d	1	0.18mi
267 Silverado St Bolingbrook, IL	3.0	2.0	2000	$2,700	$1.35	20d	1	0.52mi
1689 Apple Valley Rd Bolingbrook, IL	3.0	2.0	1964	$3,000	$1.53	45d	1	0.58mi
1776 Alan Deatherage Dr Bolingbrook, IL	4.0	3.5	2480	$3,100	$1.25	16d	1	0.75mi
1902 Barrington Ave Bolingbrook, IL	4.0	2.5	2520	$4,000	$1.59	0d	1	0.79mi
346 Osage Dr Bolingbrook, IL	4.0	2.5	3036	$3,900	$1.28	0d	1	0.94mi
860 Spring Creek Cir Naperville, IL	4.0	2.5	3271	$4,000	$1.22	16d	1	1.07mi
668 Switchgrass Way Bolingbrook, IL	3.0	2.5	1990	$3,400	$1.71	45d	1	1.17mi
668 Switchgrass Way Bolingbrook, IL	3.0	2.5	1900	$3,400	$1.79	0d	1	1.17mi
659 Switchgrass Way Bolingbrook, IL	3.0	2.5	2097	$3,600	$1.72	0d	1	1.20mi
2310 Ryegrass LN Bolingbrook, IL	3.0	2.5	2536	$3,500	$1.38	21d	1	1.23mi
2287 Ryegrass Ln Bolingbrook, IL	3.0	2.5	2097	$3,400	$1.62	0d	1	1.26mi
2227 Ryegrass Ln Bolingbrook, IL	3.0	2.5	2097	$3,295	$1.57	13d	1	1.26mi
1645 Prairieview Blvd Bolingbrook, IL	4.0	3.0	2650	$1,750	$0.66	3d	1	1.31mi
828 Pueblo Ct Naperville, IL	5.0	3.5	3591	$5,100	$1.42	45d	1	1.41mi
1582 Manhattan St Bolingbrook, IL	4.0	2.5	2700	$3,300	$1.22	0d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $465,000 Active 44 DOM
2. 2026-06-18
   days on market $465,000 Active 41 DOM
3. 2026-06-17
   days on market $465,000 Active 40 DOM
4. 2026-06-16
   days on market $465,000 Active 39 DOM
5. 2026-06-16
   price $465,000 Active 38 DOM
6. 2026-06-15
   days on market $475,000 Active 38 DOM
7. 2026-06-13
   days on market $475,000 Active 36 DOM
8. 2026-06-09
   days on market $475,000 Active 32 DOM
9. 2026-06-08
   days on market $475,000 Active 31 DOM
10. 2026-06-07
    days on market $475,000 Active 30 DOM
11. 2026-06-04
    days on market $475,000 Active 27 DOM
12. 2026-06-03
    days on market $475,000 Active 26 DOM
13. 2026-06-02
    days on market $475,000 Active 25 DOM
14. 2026-06-01
    days on market $475,000 Active 24 DOM
15. 2026-05-31
    days on market $475,000 Active 23 DOM
16. 2026-05-08
    listed $475,000 Active 1140-char remark
17. 2001-09-24
    soldstatus $256,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $11,418 · $952/mo
• Projected year-2 tax: $11,418 · $952/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,027
• − Mortgage interest: −$26,047
• − Property taxes: −$11,418
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − Depreciation: −$13,527
• Taxable loss: −$13,815
• Est. tax savings @ 24.0%: +$3,316
• After-tax cash flow: $-2,539/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Indian Prairie CUSD 204
• NCES district ID: 1741690
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $100,618
• Composite: 45.14/100
• National rank: #2680
• State rank: #52 of 620 in IL

Livability — Bolingbrook

• Score: 76/100
• State rank: #199
• US rank: #3692

Category grades

Amenities F Commute A- Cost of living B- Crime A Employment A+ Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolingbrook, IL
• County: Will County · 412,448 people
• City population: 74,096
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,156
• Household income: $150,531
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 213.0

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 38% Asian 23% Black 17% Hispanic / Latino 17% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 13% Other Indo-European 7% Other Asian/Pacific 4%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.94%
• Current HPI: 207.4146
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+81.6% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $465,000 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $475,000 MRED as Distributed by MLS Grid
• 2001-09-24 Sold (Public Records) $256,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $11,418 · +11.2% YoY. Source: county tax records.