285 Green Mountain Dr · Bolingbrook, IL 60440

$339,000

4 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 13 Days on market

Built 1991 7,590 sqft lot Est $333k · at est.

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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).

• Cash flow +13.6/30.0
• ARV discount +6.7/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• 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

Incredible Opportunity & Great Bones. Bring your decorating ideas and unlock the massive potential of this spacious 4-bedroom, 2-full-bath split-level home with Sub-basement! Built in 1991 and offering over 1,700 square feet of living space, this solid home is the perfect canvas for your personal touch. Key Features You'll Love: Sun-Drenched Living: Vaulted ceilings create an airy, expansive feel the moment you step inside. Eat-In Kitchen: Features classic hardwood flooring and plenty of space for casual dining. Massive Family Room: The perfect gathering space, complete with a cozy fireplace and sliding glass doors that lead directly to the outdoors. Outdoor & Storage Space: A

Key facts

• 7,590 sq ft lot
• 2 garage spots
• Built 1991

Property features AI

Finance

• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Attached garage (2 spaces) with concrete surface and garage door opener
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Detached single-family home; Split-level with sub-level; Fee simple ownership; 31–40 years old; School bus service available
• Construction: Vinyl siding and brick exterior; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Lot dimensions approximately 69 x 110

Interior

• Kitchen: Eating area/table space; Range; Microwave; Dishwasher; Refrigerator; Hardwood flooring in kitchen
• Bedrooms: 4 bedrooms; Master bedroom on second level (15 x 11, carpet); Bedroom on second level (11 x 10, carpet); Bedroom on main level (14 x 11, carpet); Bedroom on lower level (14 x 8, carpet)
• Flooring: Carpet in most living areas and bedrooms; Hardwood in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 7 total rooms; Unfinished partial basement; 1 fireplace with gas starter (located in family room)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $19 ($225/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (11.8% below list).
• Recommended offer: $299k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: John R Tibbott Elem School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 344 students, 0% FRL); Hubert H Humphrey Middle School (math 14% / reading 23%, grade F, #438 of 665 statewide, top 67%, 690 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 38% 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 $10k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $298,927 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $333,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Homestead Dr	0.10mi	3/2.5 (-1)	1,550 (-9%)	1mo	$387,000	$250	72
304 N Janes Ave	0.12mi	3/2.0 (-1)	1,604 (-6%)	10mo	$363,000	$226	71
320 Homestead Dr	0.12mi	3/2.0 (-1)	1,546 (-10%)	3mo	$351,000	$227	71
612 Melissa Dr	0.37mi	4/2.0	1,785 (+4%)	6mo	$390,000	$218	70
357 Sword Way	0.48mi	3/2.0 (-1)	1,726 (+1%)	9mo	$365,000	$211	63
235 Capitol Dr	0.36mi	3/2.0 (-1)	1,609 (-6%)	8mo	$310,000	$193	61
547 Redwood Rd	0.52mi	4/2.0	1,862 (+9%)	2mo	$230,000	$124	59
536 E Briarcliff Rd	0.59mi	4/2.5	1,776 (+4%)	9mo	$250,000	$141	57
473 Rockhurst Rd	0.68mi	4/2.5	1,792 (+5%)	3mo	$350,000	$195	56
132 N Pinecrest Rd	0.66mi	4/2.5	1,560 (-9%)	1mo	$245,000	$157	52
551 Falconridge Way	0.64mi	4/2.0	1,950 (+14%)	0mo	$332,000	$170	46
461 Rockhurst Rd	0.72mi	5/2.0 (+1)	1,850 (+8%)	5mo	$357,000	$193	44

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-50,347
• Equity at exit: $50,546

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-28,084
• Equity at exit: $29,311

Cash invested: $94,920 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,989 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $19

Break-even live

Break-even rent $2,966

Max offer price $339,000

Occupancy floor 94%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 Niagara Dr Bolingbrook, IL	3.0	2.5	1402	$2,695	$1.92	43d	1	0.23mi
651 Chesapeake Dr Bolingbrook, IL	3.0	2.0	1800	$2,700	$1.50	17d	1	0.29mi
254 Thornhurst Rd Bolingbrook, IL	3.0	2.5	1600	$2,600	$1.62	1d	1	0.59mi
601 Preston Dr Bolingbrook, IL	3.0	1.0–2.0	980	$2,250	$2.30	7d	1	0.94mi
160 Camelot Way Bolingbrook, IL	4.0	2.5	2002	$2,950	$1.47	24d	1	1.43mi
216 Ironbark Way Bolingbrook, IL	5.0	2.5	1954	$3,500	$1.79	2d	1	1.45mi
2 Willow Ct Bolingbrook, IL	4.0	2.0	1800	$3,300	$1.83	1d	1	1.50mi

Listing history 5 events

1. 2026-06-17
   days on market $339,000 Coming Soon 13 DOM
2. 2026-06-09
   days on market $339,000 Coming Soon 5 DOM
3. 2026-06-08
   days on market $339,000 Coming Soon 4 DOM
4. 2026-06-07
   remarks 691-char remark
5. 2026-06-07
   listed $339,000 Coming Soon 3 DOM

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

Taxation est. · year 1

• Rental income: $35,871
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − Depreciation: −$9,862
• Taxable loss: −$5,499
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $1,545/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