5 E Fernwood Dr · Bolingbrook, IL 60440

$224,900

3 bd · 1.5 ba · 1,296 sqft · Condo public records · 157 Days on market

Built 1986 $300/mo HOA · 12% 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• 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

Great townhome, convenient located near major thoroughfares. This townhome offers 3 bedrooms and 1 - 1/2 baths in 2 story layout. Large Living room and separate dining room, eat-in kitchen. 2 assigned parking spaces, labeled 5E. Large master bedroom with a private balcony for relaxation on a warm summer day/night. There is also a private front yard enclosed by a gate to the main entrance. Great place for the right Buyer/family. Bring your finishing touches for this opportunity of home ownership. ..

Key facts

• Private balcony
• Private front yard
• $300 HOA

Tags

• PRIVATE BALCONY
• PRIVATE FRONT YARD
• ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: Not currently leased; Homeowner and senior tax exemptions noted
• HOA & community: Monthly association fee of $300; Association covers insurance, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs), max pet weight ~80 lbs

Exterior

• Parking: Assigned parking (2 total spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single property; Townhouse — 2 story; Entry level: 1; Condo ownership
• Construction: Vinyl siding; Building is 31–40 years old; 6-unit building
• Exterior features: Common lot; Lawn care and snow removal included in association

Interior

• Kitchen: Eating area / table space; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second level (14 x 11), carpet flooring; Second bedroom on second level (12 x 9), vinyl flooring, curtains/drapes; Third bedroom on second level (12 x 9), wood laminate flooring, blinds
• Flooring: Wood laminate in main living areas and some bedrooms; Vinyl flooring in one bedroom; Carpet in master bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Separate dining room; 6 total rooms; School bus service
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 157 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $225k implies a 266% gain — meaningful room to come down on a strong offer.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.5

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-14,034
• Equity at exit: $33,533

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $25,048
• Equity at exit: $19,445

Cash invested: $62,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$94
• HOA: −$300
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $306

Break-even live

Break-even rent $2,107

Max offer price $224,900

Occupancy floor 83%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Fairwood Dr Bolingbrook, IL	3.0	1.5	1162	$2,166	$1.86	43d	1	0.18mi
451 Yorkshire Sq Unit 451 Bolingbrook, IL	3.0	1.5	1470	$2,400	$1.63	7d	1	0.58mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	20d	1	0.66mi
327 Musial Cir Unit 1237866P Bolingbrook, IL	3.0	2.0	1593	$9,596	$6.02	22d	1	0.91mi
239 Malibu Dr Bolingbrook, IL	3.0	1.5	975	$2,550	$2.62	19d	1	1.05mi
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	24d	1	1.05mi
231 Dakota Ct Unit B Bolingbrook, IL	2.0	1.0	968	$1,850	$1.91	43d	1	1.07mi
361 Lyons Dr Bolingbrook, IL	3.0	1.5	1675	$2,800	$1.67	2d	1	1.10mi
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	7d	1	1.15mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $224,900 Active 157 DOM
2. 2026-06-17
   days on market $224,900 Active 156 DOM
3. 2026-06-16
   days on market $224,900 Active 155 DOM
4. 2026-06-15
   days on market $224,900 Active 154 DOM
5. 2026-06-13
   days on market $224,900 Active 152 DOM
6. 2026-06-13
   statusdays on market $224,900 Active 151 DOM
7. 2026-06-09
   days on market $224,900 Contingent - Continue to Show 148 DOM
8. 2026-06-08
   days on market $224,900 Contingent - Continue to Show 147 DOM
9. 2026-06-07
   days on market $224,900 Contingent - Continue to Show 146 DOM
10. 2026-06-04
    days on market $224,900 Contingent - Continue to Show 143 DOM
11. 2026-06-03
    days on market $224,900 Contingent - Continue to Show 142 DOM
12. 2026-06-02
    days on market $224,900 Contingent - Continue to Show 141 DOM
13. 2026-06-01
    days on market $224,900 Contingent - Continue to Show 140 DOM
14. 2026-05-31
    days on market $224,900 Contingent - Continue to Show 139 DOM
15. 2026-04-20
    historical Contingent - Continue to Show
16. 2026-04-01
    status Active
17. 2026-03-26
    historical Contingent - No Showings
18. 2026-02-03
    price $224,900
19. 1993-06-28
    soldstatus $61,500
20. 1987-01-15
    soldstatus $53,090

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $3,102 · $259/mo
• Expected delta: +$2,003/yr (+$167/mo · 182.3%)

ⓘ 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: $29,940
• − Mortgage interest: −$12,598
• − Property taxes: −$1,099
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − HOA: −$3,600
• − Depreciation: −$6,543
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,632/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

+323.6% since first listed

6 events — show timeline

• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-01 Relisted — MRED as Distributed by MLS Grid
• 2026-03-26 Contingent — MRED as Distributed by MLS Grid
• 2026-02-03 Price Changed $224,900 MRED as Distributed by MLS Grid
• 1993-06-28 Sold (Public Records) $61,500 Public Records
• 1987-01-15 Sold (Public Records) $53,090 Public Records

Property tax history

-5.2%/yr

Latest (2024): $1,099 · -4.8% YoY. Source: county tax records.