158 Cider St

Bolingbrook, IL 60490

$465,000D-

4 bd · 3.0 ba · 2,658 sqft · Built 1996 · Other · Active · 44 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,919/mo
• Mortgage (P&I): −$2,439
• Tax + insurance: −$1,145
• HOA: −$0
• Vac / Maint / Mgmt: −$823
• Net cashflow: $-488/mo
• Annual: $-5,854/yr
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• 1% rule: 0.84%
• Cash to close: $130,200

Investor read

• This is a 4-bed/3.0-bath other listed at $465k.
• 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).
• It's been on market 44 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $379k (18.5% below list) — sets the bar for cash-flow.
• 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.
• 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).
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Current owner paid $256k; list at $465k implies a 82% gain — meaningful room to come down on a strong offer.
• This rent runs 31% of the median local income ($151k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.