1078 Towner Dr · Bolingbrook, IL 60440

$305,000

3 bd · 1.0 ba · 1,503 sqft · Other public records · 9 Days on market

Built 1978 5,227 sqft lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• 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

Beautifully updated ranch with 3 season Florida room. Professionally painted interior. New carpeting in most of home. New Roof, furnace, air conditioner, toilet and tub in 2012. New dishwasher and hot water heater 2016. Includes: stove, refrigerator, dishwasher, microwave, washer and dryer. Fenced yard. Nice home, great value!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $305k.

Deal economics

• At list price, monthly cash flow is $24 ($290/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 (2.0% below list).
• Recommended offer: $299k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% 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: Jamie Mcgee Elementary School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 427 students, 0% FRL); Jane Addams Middle School (math 25% / reading 42%, grade F, #214 of 665 statewide, top 32%, 587 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); 76 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; list at $305k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $298,756 (2.0% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 8.5

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-44,354
• Equity at exit: $45,476

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-21,858
• Equity at exit: $26,371

Cash invested: $85,400 (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: 76
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$609 /mo · $7,313/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $24

Break-even live

Break-even rent $2,957

Max offer price $305,000

Occupancy floor 94%

Sensitivity live

Price	-10% $197	-5% $111	+0% $24	+5% $-62	+10% $-148
Rent	-10% $-212	-5% $-94	+0% $24	+5% $142	+10% $260
Rate	-1.0pp $178	-0.5pp $102	base $24	+0.5pp $-55	+1.0pp $-135

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1057 Bothwell Cir Bolingbrook, IL	3.0	2.5	1784	$3,200	$1.79	45d	1	0.42mi
157 Plainview Dr Bolingbrook, IL	3.0	2.0	1500	$2,700	$1.80	45d	1	0.49mi
1150 Lily Cache Ln Bolingbrook, IL	3.0	2.0	1349	$3,205	$2.38	3d	1	0.54mi
867 Harris Dr Bolingbrook, IL	4.0	2.0	1314	$3,400	$2.59	0d	1	0.68mi
408 Clifton Ln Bolingbrook, IL	4.0	2.5	2009	$3,200	$1.59	45d	1	0.91mi
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	26d	1	1.39mi
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	9d	1	1.47mi

Listing history 9 events

1. 2026-06-21
   days on market $305,000 Active 9 DOM
2. 2026-06-18
   days on market $305,000 Active 6 DOM
3. 2026-06-17
   days on market $305,000 Active 5 DOM
4. 2026-06-16
   days on market $305,000 Active 4 DOM
5. 2026-06-15
   days on market $305,000 Active 3 DOM
6. 2026-06-13
   remarks 486-char remark
7. 2026-06-13
   status $305,000 Active 1 DOM
8. 2026-06-10
   remarks 156-char remark
9. 2026-06-10
   listed $305,000 Active (Private) 1 DOM

ⓘ 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: $7,313 · $609/mo
• Projected year-2 tax: $7,313 · $609/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,851
• − Mortgage interest: −$17,085
• − Property taxes: −$7,313
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$8,873
• Taxable loss: −$4,681
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $1,414/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

+435.1% since first listed

9 events — show timeline

• 2026-06-09 Coming Soon $305,000 MRED as Distributed by MLS Grid
• 2017-06-27 Sold (Public Records) $159,500 Public Records
• 2017-06-16 Sold (MLS) $159,500 MRED as Distributed by MLS Grid
• 2017-04-08 Pending — MRED as Distributed by MLS Grid
• 2017-04-05 Listed $159,500 MRED as Distributed by MLS Grid
• 2000-12-13 Sold (Public Records) $121,000 Public Records
• 1992-12-10 Sold (Public Records) $96,000 Public Records
• 1986-04-03 Sold (Public Records) $57,000 Public Records
• 1986-04-01 Sold (Public Records) $57,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $7,313 · +7.0% YoY. Source: county tax records.