422 Gainsborough Ct #422 · Bolingbrook, IL 60440

$269,900

3 bd · 1.5 ba · 1,610 sqft · Townhouse · 5 Days on market

Built 1970 Est $230k · 17% over $202/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +13.1/30.0
• 1% rule +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 1.5-bath home that perfectly blends modern upgrades with everyday comfort. From the moment you step inside, you'll appreciate the bright, inviting atmosphere and stylish finishes throughout. The updated kitchen features stunning quartz countertops, R/O water filtration system, newer stainless-steel appliances, and ample space for cooking and entertaining. Luxury vinyl flooring flows throughout the first and second floors, creating a seamless and contemporary look. The finished basement provides additional living space, perfect for a family room, home office, gym, or recreation area. Step outside to enjoy the private, fully fenced backyard-ideal

Key facts

• $202 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Fee simple ownership with homeowners association; Part of a 5-unit building
• HOA & community: Monthly association fee of $202; HOA covers clubhouse, pool, exterior maintenance, lawn care, scavenger and snow removal; Pets allowed (cats and dogs)

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Water from Lake Michigan; Public sewer; Electric with circuit breakers
• Home design: Attached single — 2-story townhouse; Entry level is 1
• Construction: Built 51–60 years ago; Vinyl siding and brick exterior; Asphalt roof
• Exterior features: Attached property in a townhome community; School bus service available; Interstate access nearby

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (master and two additional bedrooms on second level)
• Flooring: Luxury vinyl flooring throughout main and second level rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: In-unit laundry (basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (3.5% below list).
• Recommended offer: $260k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Bolingbrook — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 68 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $60k; list at $270k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $260,334 (3.5% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $230,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Providence Ct	0.18mi	4/1.5 (+1)	1,610 (0%)	6mo	$229,900	$143	82
447 Yorkshire Sq	0.18mi	4/1.5 (+1)	1,610 (0%)	10mo	$240,000	$149	78
114 Pilgrim Ct	0.20mi	4/1.5 (+1)	1,610 (0%)	11mo	$192,000	$119	77
451 Yorkshire Sq	0.18mi	3/1.5	1,470 (-9%)	4mo	$171,000	$116	74
423 Yorkshire Sq	0.11mi	3/2.5	1,736 (+8%)	10mo	$264,000	$152	70
474 Mallview Ln	0.10mi	2/1.5 (-1)	1,456 (-10%)	6mo	$200,000	$137	69
405 Colony Ct	0.27mi	3/2.5	1,736 (+8%)	1mo	$245,000	$141	69
412 Greentree Ln	0.33mi	4/2.5 (+1)	1,600 (-1%)	8mo	$244,000	$153	68
443 Mallview Ln	0.20mi	3/2.5	1,736 (+8%)	6mo	$247,500	$143	68
419 Colony Ct	0.30mi	2/1.5 (-1)	1,456 (-10%)	10mo	$207,000	$142	56
300 Wildrose Ct	0.68mi	3/2.5	1,800 (+12%)	11mo	$295,050	$164	35
101 Enclave Cir Unit C	0.66mi	2/2.5 (-1)	1,798 (+12%)	8mo	$315,000	$175	34

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-41,333
• Equity at exit: $40,243

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-23,972
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$202
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-11

Break-even live

Break-even rent $2,617

Max offer price $268,369

Occupancy floor 95%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Yorkshire Sq Unit 451 Bolingbrook, IL	3.0	1.5	1470	$2,400	$1.63	8d	1	0.21mi
176 Fairwood Dr Bolingbrook, IL	3.0	1.5	1162	$2,166	$1.86	44d	1	0.62mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	21d	1	0.73mi
160 Camelot Way Bolingbrook, IL	4.0	2.5	2002	$2,950	$1.47	25d	1	1.31mi
327 Musial Cir Unit 1237866P Bolingbrook, IL	3.0	2.0	1593	$9,596	$6.02	22d	1	1.31mi
254 Thornhurst Rd Bolingbrook, IL	3.0	2.5	1600	$2,600	$1.62	1d	1	1.43mi

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: watergym

Listing history 6 events

1. 2026-06-18
   days on market $269,900 Active 5 DOM
2. 2026-06-17
   days on market $269,900 Active 4 DOM
3. 2026-06-16
   days on market $269,900 Active 3 DOM
4. 2026-06-15
   days on market $269,900 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $269,900 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 ≥102°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: $31,240
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − HOA: −$2,424
• − Depreciation: −$7,852
• Taxable loss: −$4,551
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $965/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

+350.6% since first listed

15 events — show timeline

• 2026-06-13 Listed $269,900 MRED as Distributed by MLS Grid
• 2014-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2014-01-11 Listed — MRED as Distributed by MLS Grid
• 2012-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2012-04-24 Price Changed — MRED as Distributed by MLS Grid
• 2011-07-05 Relisted — MRED as Distributed by MLS Grid
• 2011-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2011-06-21 Listed — MRED as Distributed by MLS Grid
• 2009-07-31 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2009-07-28 Contingent — MRED as Distributed by MLS Grid
• 2009-07-08 Listed $59,900 MRED as Distributed by MLS Grid
• 2008-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-12-04 Listed — MRED as Distributed by MLS Grid
• 2006-12-28 Listing Removed — MRED as Distributed by MLS Grid
• 2006-11-10 Listed — MRED as Distributed by MLS Grid