226 Elkhorn Ct Unit A · Bolingbrook, IL 60440

$255,000

4 bd · 2.0 ba · 1,920 sqft · Townhouse · 1 Days on market

Built 1972 Est $255k · at est. $246/mo HOA · 9% of rent

---

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).

• Cash flow +18.3/30.0
• ARV discount +7.6/15.0
• 1% rule +6.1/10.0
• DSCR +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING OPPORTUNITY! PRE-FORCLOSURE. SPACIOUS TOWNHOME w 1 CAR GARAGE PRIVATE ENTRANCE AND MUCH MORE. GREAT BOLINGBROOK LOCATION CLOSE TO EVERYTHING, SCHOOLS, SHOPS, TRANSP! SOLD AS-IS. EM CERT FUNDS, 100 TX PRORATE. NO SURVEY. PRE APPROVED OFFERS PLEASE.

Key facts

• Quartz countertops
• End-unit townhome
• Updated flooring

Tags

• END-UNIT TOWNHOME
• UPDATED FLOORING
• REFRESHED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Part of a building with 4 units; Total finished/unfinished area approximately 1,920 (per appraiser); Living area source: appraiser
• HOA & community: Monthly association fee ($246) covering insurance, exterior maintenance, lawn care, trash service and snow removal; Manager off-site; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 1 parking total)
• Utilities: Public water; Public sewer
• Home design: Attached single, townhouse (2-story); Entry level: 1; Fee simple ownership with HOA; Rehab completed in 2026
• Construction: Aluminum siding; Asphalt roof; Approximately 51–60 years old; Below-grade finished area present
• Exterior features: End unit; County-record lot dimensions

Interior

• Kitchen: Updated kitchen; Pantry; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (plus 1 possible bedroom); One bedroom located below grade; Master bedroom on main level
• Flooring: Luxury vinyl in living room; Vinyl flooring in one family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor full bathroom; Walk-in closet(s); Finished full basement; Nine total rooms
• Laundry & utility: Laundry room in basement; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 7.4% vs local median 4.8% in Bolingbrook — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Valley View CUSD 365U (suburban): math 21% / reading 28% proficiency, ranked #289 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bolingbrook High School (math 23% / reading 29%, grade F, #244 of 693 statewide, top 35%, 3,405 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 68 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $255k implies a 629% gain — meaningful room to come down on a strong offer.

Recommended offer $255,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $255,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Redwing Dr	0.22mi	3/1.5 (-1)	2,013 (+5%)	11mo	$268,000	$133	66
32 Wildwood Lane G	0.72mi	3/1.5 (-1)	1,700 (-12%)	0mo	$220,000	$129	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.1% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-22,940
• Equity at exit: $38,021

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $13,475
• Equity at exit: $22,048

Cash invested: $71,400 (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 60440

• Rents YoY: 4.1%
• Active inventory: 68
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$246
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $236

Break-even live

Break-even rent $2,542

Max offer price $255,000

Occupancy floor 87%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	25d	1	0.07mi
361 Lyons Dr Bolingbrook, IL	3.0	1.5	1675	$2,800	$1.67	3d	1	0.44mi
408 Clifton Ln Bolingbrook, IL	4.0	2.5	2009	$3,200	$1.59	44d	1	0.45mi
327 Musial Cir Unit 1237866P Bolingbrook, IL	3.0	2.0	1593	$9,596	$6.02	22d	1	0.58mi
157 Plainview Dr Bolingbrook, IL	3.0	2.0	1500	$2,700	$1.80	44d	1	1.05mi
1057 Bothwell Cir Bolingbrook, IL	3.0	2.5	1784	$3,200	$1.79	44d	1	1.12mi
527 Springwood Ln Bolingbrook, IL	4.0	3.5	2543	$3,500	$1.38	21d	1	1.21mi
867 Harris Dr Bolingbrook, IL	4.0	2.0	1314	$3,400	$2.59	1d	1	1.23mi
437 S Orchard Dr Bolingbrook, IL	5.0	2.5	2500	$3,500	$1.40	44d	1	1.34mi
160 Camelot Way Bolingbrook, IL	4.0	2.5	2002	$2,950	$1.47	25d	1	1.35mi
533 Thomas Rd #533 Bolingbrook, IL	3.0	2.5	2260	$2,500	$1.11	3d	1	1.35mi

HOA detail

• Monthly dues: $246 · $2,952/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $255,000 Active 1 DOM

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

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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,085
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − HOA: −$2,952
• − Depreciation: −$7,418
• Taxable loss: −$1,123
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $3,097/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: Valley View CUSD 365U
• NCES district ID: 1740070
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $69,424
• Composite: 23.48/100
• National rank: #7875
• State rank: #289 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): 51,940
• Household income: $93,494
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1149.0

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 0.72)
• Race & ethnicity: White 36% Hispanic / Latino 33% Black 19% Two or more races 15% Asian 10%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 62% English-only · Spanish 26% Other Indo-European 5% Tagalog/Filipino 2%

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: ▼ -256.14%
• Current HPI: 246.1906
• Rent YoY: ▲ 4.10%
• 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

+325.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $255,000 MRED as Distributed by MLS Grid
• 2012-08-15 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2012-04-26 Contingent — MRED as Distributed by MLS Grid
• 2012-04-02 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2012-03-01 Listed $59,900 MRED as Distributed by MLS Grid