Bowman Plan · Bolingbrook, IL 60490

$438,990

3 bd · 2.5 ba · 1,883 sqft · Townhouse · 946 Days on market

Excellent condition

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

Key facts

• 2 garage spots
• Listed 945 days

🏗️ New construction. The $438,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $491,653.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $439k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $413k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (17.7% below list).
• Recommended offer: $361k (17.7% below list) — sets the bar for 1% rule.

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.
• Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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

• It's been on market 946 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Recommended offer $361,183 (17.7% 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. It's been on market 946 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $491,653
• List price: $438,990
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 Ryegrass Ln #66004	0.06mi	3/2.5	1,990 (+6%)	3mo	$465,000	$234	85
620 Switchgrass Way #61006	0.21mi	3/2.5	1,990 (+6%)	3mo	$458,492	$230	78
2212 Ryegrass Ln #78003	0.06mi	3/2.5	2,097 (+11%)	1mo	$460,000	$219	77
2208 Ryegrass Ln #78004	0.06mi	3/2.5	2,097 (+11%)	3mo	$465,000	$222	76
2200 Ryegrass Ln #78006	0.05mi	3/2.5	2,097 (+11%)	3mo	$530,433	$253	76
2204 Ryegrass Ln #78005	0.06mi	3/2.5	2,097 (+11%)	5mo	$445,271	$212	74
2220 Ryegrass Ln #78001	0.07mi	3/2.5	2,097 (+11%)	6mo	$483,479	$231	73
692 Switchgrass Way #57004	0.14mi	3/2.5	2,097 (+11%)	3mo	$490,842	$234	72
608 Switchgrass Way #61003	0.21mi	3/2.5	2,097 (+11%)	0mo	$459,900	$219	71
616 Switchgrass Ln #61005	0.21mi	3/2.5	2,097 (+11%)	1mo	$452,879	$216	71
2335 Ryegrass Ln #64004	0.21mi	3/2.5	2,097 (+11%)	2mo	$522,624	$249	70
2216 Ryegrass Ln #78002	0.07mi	2/2.5 (-1)	2,097 (+11%)	6mo	$452,166	$216	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-114,285
• Equity at exit: $73,307

10-year hold

• IRR: -19.7%
• Equity multiple: -0.05×
• Total profit: $-143,939
• Equity at exit: $42,509

Cash invested: $137,663 (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 60490

• Home prices YoY: -24.9%
• Active inventory: 67
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,612 high
• Mortgage (P&I): −$2,578
• Tax est. 1.5%: −$615 /mo · $7,375/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-544

Break-even live

Break-even rent $4,301

Max offer price $412,884

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-374	+0% $-544	+5% $-714	+10% $-884
Rent	-10% $-830	-5% $-687	+0% $-544	+5% $-402	+10% $-259
Rate	-1.0pp $-297	-0.5pp $-419	base $-544	+0.5pp $-672	+1.0pp $-801

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: $122,913
• Closing costs: $14,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 Ryegrass Ln Bolingbrook, IL	3.0	2.5	2097	$3,295	$1.57	12d	1	0.06mi
2287 Ryegrass Ln Bolingbrook, IL	3.0	2.5	2097	$3,400	$1.62	2d	1	0.14mi
2310 Ryegrass LN Bolingbrook, IL	3.0	2.5	2536	$3,500	$1.38	20d	1	0.17mi
659 Switchgrass Way Bolingbrook, IL	3.0	2.5	2097	$3,600	$1.72	2d	1	0.18mi
668 Switchgrass Way Bolingbrook, IL	3.0	2.5	1900	$3,400	$1.79	2d	1	0.18mi
668 Switchgrass Way Bolingbrook, IL	3.0	2.5	1990	$3,400	$1.71	44d	1	0.18mi
1902 Barrington Ave Bolingbrook, IL	4.0	2.5	2520	$4,000	$1.59	2d	1	0.90mi
5951 Hawkweed Dr Unit 5951 Naperville, IL	3.0	2.5	1800	$3,100	$1.72	2d	1	1.18mi
5946 Hawkweed Dr Naperville, IL	3.0	2.5	1883	$3,250	$1.73	44d	1	1.20mi
2204 Horseshoe CIR Naperville, IL	2.0	2.5	1883	$2,900	$1.54	6d	1	1.22mi
2227 Horseshoe Cir Unit 2227 Naperville, IL	3.0	2.5	1858	$3,200	$1.72	44d	1	1.23mi
5931 Hawkweed Dr Unit 5931 Naperville, IL	3.0	25.0	1870	$3,400	$1.82	25d	1	1.26mi
5935 Hawkweed Dr Naperville, IL	3.0	2.5	1858	$3,250	$1.75	44d	1	1.26mi
1015 Preserve Ave Naperville, IL	2.0–3.0	2.0–2.5	1329	$3,175	$2.39	2d	10	1.27mi
2260 Horseshoe Cir Naperville, IL	3.0	2.5	1883	$2,995	$1.59	44d	1	1.29mi
2256 Horseshoe Cir #09104 Naperville, IL	3.0	2.5	1883	$5,800	$3.08	44d	1	1.29mi
5913 Hawkweed Dr Naperville, IL	3.0	2.5	1883	$3,100	$1.65	44d	1	1.30mi
5913 Hawkweed Dr Naperville, IL	3.0	2.5	1883	$3,100	$1.65	11d	1	1.30mi
5915 Hawkweed Dr Naperville, IL	3.0	2.0	1883	$3,000	$1.59	25d	1	1.30mi
5915 Hawkweed Dr Naperville, IL	3.0	2.0	1883	$3,000	$1.59	44d	1	1.30mi
5917 Hawkweed Dr Naperville, IL	3.0	2.5	1883	$3,100	$1.65	44d	1	1.30mi
2318 Horseshoe Cir #08802 Naperville, IL	3.0	2.5	1883	$3,100	$1.65	7d	1	1.32mi
2319 Horseshoe Cir Naperville, IL	3.0	2.5	1883	$3,100	$1.65	44d	1	1.35mi
2283 Horseshoe Cir Naperville, IL	3.0	2.5	1800	$3,100	$1.72	25d	1	1.36mi
5955 Hawkweed Dr Naperville, IL	3.0	2.5	1978	$3,200	$1.62	25d	1	1.38mi
1925 Danube Way Bolingbrook, IL	4.0	2.5	2600	$3,790	$1.46	44d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $438,990 Active 946 DOM
2. 2026-06-17
   days on market $438,990 Active 945 DOM
3. 2026-06-16
   days on market $438,990 Active 944 DOM
4. 2026-06-15
   days on market $438,990 Active 943 DOM
5. 2026-06-13
   days on market $438,990 Active 941 DOM
6. 2026-06-09
   days on market $438,990 Active 937 DOM
7. 2026-06-08
   days on market $438,990 Active 936 DOM
8. 2026-06-07
   days on market $438,990 Active 935 DOM
9. 2026-06-04
   days on market $438,990 Active 932 DOM
10. 2026-06-03
    days on market $438,990 Active 931 DOM
11. 2026-06-02
    days on market $438,990 Active 930 DOM
12. 2026-06-01
    days on market $438,990 Active 929 DOM
13. 2026-05-31
    days on market $438,990 Active 928 DOM
14. 2026-03-04
    price $438,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

15. 2025-11-02
    price $437,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

16. 2025-06-13
    price $434,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

17. 2025-02-02
    price $432,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

18. 2024-10-03
    price $431,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

19. 2024-03-04
    price $430,990 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

20. 2023-11-16
    listed $429,990 Active 396-char remark

    Show marketing remark (396 chars)

    The open concept Bowman offers the perfect space for entertaining with the kitchen open to the gathering room and café. An optional sunroom expands the living space further in your new home. A luxurious Owner's Suite is complete with a private bath and oversized walk-in closet. With two additional bedrooms, both with walk-in closets, this plan can accommodate singles and families alike.

ⓘ 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: $43,342
• − Mortgage interest: −$27,540
• − Property taxes: −$7,375
• − Insurance: −$2,458
• − Repairs & maintenance: −$3,467
• − Management: −$3,467
• − Depreciation: −$14,303
• Taxable loss: −$15,269
• Est. tax savings @ 24.0%: +$3,664
• After-tax cash flow: $-2,868/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and a smart home security system to further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Replace window screens — Screens keep insects out and maintain property condition
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace window screens — Screens keep insects out and maintain property condition ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Plainfield SD 202
• NCES district ID: 1731740
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $90,706
• Composite: 28.83/100
• National rank: #6653
• State rank: #213 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

• County: Will County · 412,448 people
• City population: 74,096
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,156
• Household income: $150,531
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 213.0

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 0.75)
• Race & ethnicity: White 38% Asian 23% Black 17% Hispanic / Latino 17% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 13% Other Indo-European 7% Other Asian/Pacific 4%

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: ▼ -68.94%
• Current HPI: 207.4146
• Rent YoY: —
• 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

+2.1% since first listed

7 events — show timeline

• 2026-03-04 Price Changed $438,990 Zillow
• 2025-11-02 Price Changed $437,990 Zillow
• 2025-06-13 Price Changed $434,990 Zillow
• 2025-02-02 Price Changed $432,990 Zillow
• 2024-10-03 Price Changed $431,990 Zillow
• 2024-03-04 Price Changed $430,990 Zillow
• 2023-11-16 Listed $429,990 Zillow