32 Wildwood Lane G · Bolingbrook, IL 60440

$220,000

3 bd · 1.5 ba · 1,034 sqft · Townhouse public records · 28 Days on market

Built 1972 3,125 sqft lot $213/sqft · 43% above area Est $252k · 13% under $280/mo HOA · 11% 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 +14.3/30.0
• ARV discount +13.3/15.0
• 1% rule +6.4/10.0
• DSCR +4.4/10.0
• 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

autiful two-story townhouse featuring 3 spacious bedrooms and 1.5 baths, thoughtfully designed for comfortable living. This well-maintained home offers a bright and functional layout, abundant storage throughout, and a convenient one-car garage. Move-in ready with nothing to do but unpack and enjoy. Ideally located in a highly desirable area with top-rated schools, this is a wonderful opportunity to own in an A-rated school district.

Key facts

• $280 HOA
• Garage
• Built 1972

Property features AI

Finance

• Other: Five units in the building; Living area is an estimate
• HOA & community: Monthly association fee of $280 covering lawn care and snow removal; Pets allowed (cats and dogs OK, max pet weight 100 lbs)

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1; Fee simple ownership
• Construction: Aluminum siding; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 25 x 125; School bus service

Interior

• Kitchen: Kitchen on main level (16 x 18)
• Bedrooms: Three bedrooms; Master bedroom located on second floor (18 x 20); Second bedroom located on second floor (14 x 19); Third bedroom located on second floor (16 x 18)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Kitchen/dining combo
• Laundry & utility: In-unit laundry (laundry room on main level, 10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $41 ($488/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 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); 74 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $7k 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 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 7.3

CMA / ARV

• ARV (median comp): $252,258
• List price: $220,000
• Delta: -12.79%
• 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
23 Wildwood Ln Unit G	0.04mi	3/1.5	1,034 (0%)	4mo	$218,000	$211	94
13 Marywood Ln Unit C	0.13mi	3/1.0	1,097 (+6%)	3mo	$225,000	$205	79
20 Elm Ct #2	0.09mi	3/1.5	1,180 (+14%)	6mo	$215,000	$182	68
238 Algonquin Ct Unit D	0.59mi	3/1.0	1,108 (+7%)	6mo	$214,225	$193	53
227 Elkhorn Ct Unit D	0.73mi	3/1.0	1,108 (+7%)	0mo	$213,100	$192	52
234 Dakota Ct Unit C	0.63mi	3/1.0	968 (-6%)	8mo	$212,000	$219	51
336 Ozark Dr	0.52mi	4/2.0 (+1)	1,149 (+11%)	1mo	$280,000	$244	50
236 Algonquin Ct Unit D	0.61mi	3/1.0	950 (-8%)	9mo	$195,000	$205	49
226 Elkhorn Ct Unit B	0.72mi	2/1.0 (-1)	968 (-6%)	1mo	$203,000	$210	48
225 Foxhead Ct Unit B	0.74mi	2/1.0 (-1)	968 (-6%)	1mo	$215,000	$222	47
316 Pueblo Dr	0.71mi	2/1.0 (-1)	1,092 (+6%)	7mo	$190,000	$174	44
240 Algonquin Ct Unit A	0.58mi	2/1.0 (-1)	1,146 (+11%)	10mo	$205,000	$179	39

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-29,966
• Equity at exit: $32,803

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-9,821
• Equity at exit: $19,022

Cash invested: $61,600 (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: 74
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$410 /mo · $4,925/yr
• Insurance: −$92
• HOA: −$280
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $41

Break-even live

Break-even rent $2,450

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $165	-5% $103	+0% $41	+5% $-22	+10% $-84
Rent	-10% $-157	-5% $-58	+0% $41	+5% $140	+10% $238
Rate	-1.0pp $151	-0.5pp $97	base $41	+0.5pp $-16	+1.0pp $-74

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	8d	1	0.59mi
231 Dakota Ct Unit B Bolingbrook, IL	2.0	1.0	968	$1,850	$1.91	44d	1	0.65mi
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	25d	1	0.65mi
176 Fairwood Dr Bolingbrook, IL	3.0	1.5	1162	$2,166	$1.86	44d	1	0.74mi
239 Malibu Dr Bolingbrook, IL	3.0	1.5	975	$2,550	$2.62	20d	1	0.77mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	21d	1	0.79mi
513 Monroe Rd Bolingbrook, IL	2.0	2.5	1200	$2,495	$2.08	25d	1	1.01mi
228 Monroe Rd Bolingbrook, IL	3.0	1.5	1180	$2,600	$2.20	44d	1	1.03mi
451 Yorkshire Sq Unit 451 Bolingbrook, IL	3.0	1.5	1470	$2,400	$1.63	8d	1	1.30mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 4 events

1. 2026-06-13
   statusdays on market $220,000 Pending 28 DOM
2. 2026-04-30
   listed $220,000 Active 437-char remark
3. 2006-10-02
   soldstatus $143,900
4. 1987-05-01
   soldstatus $36,000

ⓘ 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: $4,925 · $410/mo
• Projected year-2 tax: $4,959 · $413/mo
• Expected delta: +$35/yr (+$3/mo · 0.7%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,022
• − Mortgage interest: −$12,323
• − Property taxes: −$4,925
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$3,360
• − Depreciation: −$6,400
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,182/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

+511.1% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) $220,000 MRED as Distributed by MLS Grid
• 2026-06-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-29 Sold (MLS) $220,000 MRED as Distributed by MLS Grid
• 2026-05-21 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $220,000 MRED as Distributed by MLS Grid
• 2006-10-02 Sold (Public Records) $143,900 Public Records
• 1987-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

+4.0%/yr

Latest (2024): $4,925 · +7.6% YoY. Source: county tax records.