555 Monroe Rd · Bolingbrook, IL 60440

$203,000

3 bd · 2.5 ba · 1,180 sqft · Other public records · 10 Days on market

Built 1972 2,448 sqft lot $237/mo HOA · 9% of rent

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Why this score? — see what drove the C- 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 +17.5/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

There are no remarks available.

Key facts

• Attached garage
• Private bath
• Eat in kitchen

Tags

• EAT IN KITCHEN
• GRANITE COUNTERS
• FINISHED BASEMENT
• PRIVATE BATH
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $203k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $203k).
• Cap rate 7.2% 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: Wood View Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 450 students, 0% FRL); Brooks Middle School (math 27% / reading 40%, grade F, #214 of 665 statewide, top 32%, 933 students, 0% FRL); 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $1k of loan paydown is wiped out by about $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $166k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $203,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-19,675
• Equity at exit: $30,268

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,341
• Equity at exit: $17,552

Cash invested: $56,840 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,065
• Tax from tax record: −$518 /mo · $6,214/yr
• Insurance: −$85
• HOA: −$237
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $156

Break-even live

Break-even rent $2,410

Max offer price $203,000

Occupancy floor 89%

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Monroe Rd Bolingbrook, IL	3.0	1.5	1180	$2,600	$2.20	43d	1	0.04mi
513 Monroe Rd Bolingbrook, IL	2.0	2.5	1200	$2,495	$2.08	24d	1	0.10mi
239 Malibu Dr Bolingbrook, IL	3.0	1.5	975	$2,550	$2.62	19d	1	0.74mi
601 Preston Dr Bolingbrook, IL	3.0	1.0–2.0	980	$2,250	$2.30	7d	1	0.78mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	20d	1	1.15mi
3420 Joann Ln Woodridge, IL	1.0–2.0	1.0	775	$2,085	$2.69	1d	15	1.16mi
401 Janes Ave Bolingbrook, IL	2.0	1.0–2.0	826	$2,740	$3.32	1d	17	1.27mi
668 Niagara Dr Bolingbrook, IL	3.0	2.5	1402	$2,695	$1.92	43d	1	1.27mi
2709 Northcreek Dr #2102 Woodridge, IL	2.0	1.5	963	$1,850	$1.92	12d	1	1.34mi
3514 83rd St Woodridge, IL	3.0	3.0	1300	$2,486	$1.91	24d	1	1.42mi

HOA detail

• Monthly dues: $237 · $2,844/yr

Listing history 21 events

1. 2026-03-16
   status Pending
2. 2026-03-05
   listed $203,000 Active
3. 2023-06-27
   historical Contingent - No Showings
4. 2023-06-27
   historical
5. 2023-06-20
   listed Active
6. 2019-12-26
   soldstatus $166,000
7. 2019-12-10
   soldstatus $166,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2019-09-25
   historical Contingent 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2019-09-24
   historical 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2019-09-03
    listed $162,800 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2009-10-06
    soldstatus $145,000
12. 2009-09-03
    soldstatus $145,000 Closed Sale
13. 2009-07-12
    historical Contingent
14. 2009-07-02
    price $165,000 Price Change
15. 2009-06-24
    price $174,945
16. 2009-05-08
    price $174,950
17. 2009-04-17
    listed $184,900
18. 1999-10-22
    soldstatus $92,000
19. 1990-04-04
    soldstatus $72,000
20. 1987-05-01
    soldstatus $52,500
21. 1985-08-01
    soldstatus $44,900

ⓘ 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: $6,214 · $518/mo
• Projected year-2 tax: $6,214 · $518/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 3/10 Moderate
• 🌡 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: $31,296
• − Mortgage interest: −$11,371
• − Property taxes: −$6,214
• − Insurance: −$1,015
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$2,844
• − Depreciation: −$5,905
• Taxable loss: −$1,062
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,130/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

+352.1% since first listed

21 events — show timeline

• 2026-03-16 Pending — MRED as Distributed by MLS Grid
• 2026-03-05 Listed $203,000 MRED as Distributed by MLS Grid
• 2023-06-27 Contingent — MRED as Distributed by MLS Grid
• 2023-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-20 Listed — MRED as Distributed by MLS Grid
• 2019-12-26 Sold (Public Records) $166,000 Public Records
• 2019-12-10 Sold (MLS) $166,000 MRED as Distributed by MLS Grid
• 2019-09-25 Contingent — MRED as Distributed by MLS Grid
• 2019-09-24 Listing Removed — MRED as Distributed by MLS Grid
• 2019-09-03 Listed $162,800 MRED as Distributed by MLS Grid
• 2009-10-06 Sold (Public Records) $145,000 Public Records
• 2009-09-03 Sold (MLS) $145,000 MRED as Distributed by MLS Grid
• 2009-07-12 Contingent — MRED as Distributed by MLS Grid
• 2009-07-02 Price Changed $165,000 MRED as Distributed by MLS Grid
• 2009-06-24 Price Changed $174,945 MRED as Distributed by MLS Grid
• 2009-05-08 Price Changed $174,950 MRED as Distributed by MLS Grid
• 2009-04-17 Listed $184,900 MRED as Distributed by MLS Grid
• 1999-10-22 Sold (Public Records) $92,000 Public Records
• 1990-04-04 Sold (Public Records) $72,000 Public Records
• 1987-05-01 Sold (Public Records) $52,500 Public Records
• 1985-08-01 Sold (Public Records) $44,900 Public Records

Property tax history

+3.7%/yr

Latest (2024): $6,214 · +7.2% YoY. Source: county tax records.