209 Mill Stream Dr · Bolingbrook, IL 60440

$292,900

3 bd · 2.0 ba · 1,462 sqft · Other public records · 85 Days on market

Built 1977 6,098 sqft lot $200/sqft · at area comps Est $306k · 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 +11.6/30.0
• ARV discount +9.5/15.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

Key facts

• Ample cabinetry
• Spacious living area
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• DEDICATED DINING SPACE
• WELL-APPOINTED KITCHEN
• AMPLE CABINETRY
• FINISHED LOWER LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $293k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (10.6% below list).
• Recommended offer: $262k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Bolingbrook — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Oak View Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 685 students, 0% FRL); Brooks Middle School (math 27% / reading 40%, grade F, #214 of 665 statewide, top 32%, 933 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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

• It's been on market 85 days — a 6% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $293k implies a 266% gain — meaningful room to come down on a strong offer.

Recommended offer $261,733 (10.6% 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 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $306,187
• List price: $292,900
• Delta: -4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.1% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-50,166
• Equity at exit: $43,672

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-38,309
• Equity at exit: $25,325

Cash invested: $82,012 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,536
• Tax from tax record: −$500 /mo · $6,000/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-90

Break-even live

Break-even rent $2,732

Max offer price $276,942

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $-7	+0% $-90	+5% $-173	+10% $-256
Rent	-10% $-297	-5% $-194	+0% $-90	+5% $13	+10% $116
Rate	-1.0pp $57	-0.5pp $-16	base $-90	+0.5pp $-166	+1.0pp $-243

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: $73,225
• Closing costs: $8,787
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	26d	1	0.71mi
231 Dakota Ct Unit B Bolingbrook, IL	2.0	1.0	968	$1,850	$1.91	45d	1	0.73mi
176 Fairwood Dr Bolingbrook, IL	3.0	1.5	1162	$2,166	$1.86	45d	1	0.78mi
867 Harris Dr Bolingbrook, IL	4.0	2.0	1314	$3,400	$2.59	0d	1	0.84mi
157 Plainview Dr Bolingbrook, IL	3.0	2.0	1500	$2,700	$1.80	45d	1	0.86mi
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	9d	1	0.87mi
327 Musial Cir Unit 1237866P Bolingbrook, IL	3.0	2.0	1593	$9,596	$6.02	24d	1	1.05mi
361 Lyons Dr Bolingbrook, IL	3.0	1.5	1675	$2,800	$1.67	4d	1	1.06mi
1057 Bothwell Cir Bolingbrook, IL	3.0	2.5	1784	$3,200	$1.79	45d	1	1.34mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	22d	1	1.38mi
451 Yorkshire Sq Unit 451 Bolingbrook, IL	3.0	1.5	1470	$2,400	$1.63	9d	1	1.39mi

Listing history 9 events

1. 2026-05-18
   status Pending 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

2. 2026-04-21
   status Active 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

3. 2026-04-14
   status Pending 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

4. 2026-04-03
   status Active 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

5. 2026-03-17
   status Pending 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

6. 2026-03-10
   price $292,900 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

7. 2026-02-18
   price $299,900 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

8. 2026-01-29
   listed $310,000 Active 1050-char remark

   Show marketing remark (1050 chars)

   Well-maintained 3-bedroom, 2-bath single-family home located in an established Bolingbrook neighborhood. This home offers a functional layout with comfortable living space ideal for both everyday living and entertaining. The main level features a spacious living area, dedicated dining space, and a well-appointed kitchen with ample cabinetry and counter space. The home includes three generously sized bedrooms and two full bathrooms, providing flexibility for families, guests, or home office needs. A finished lower level offers additional living space suitable for a family room, recreation area, or home workspace. Exterior features include a private yard with room for outdoor enjoyment and off-street parking. Conveniently located near schools, parks, shopping, dining, and major transportation routes, offering easy access throughout Bolingbrook and surrounding communities. Situated within Valley View Community Unit School District 365U. A great opportunity for homeowners or investors seeking a solid property in a desirable area.

9. 2014-02-27
   soldstatus $80,000

ⓘ 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: $6,000 · $500/mo
• Projected year-2 tax: $6,324 · $527/mo
• Expected delta: +$324/yr (+$27/mo · 5.4%)

ⓘ 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: $31,408
• − Mortgage interest: −$16,407
• − Property taxes: −$6,000
• − Insurance: −$1,464
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$8,521
• Taxable loss: −$6,009
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $358/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

+266.1% since first listed

9 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Pending — MRED as Distributed by MLS Grid
• 2026-04-03 Relisted — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — MRED as Distributed by MLS Grid
• 2026-03-10 Price Changed $292,900 MRED as Distributed by MLS Grid
• 2026-02-18 Price Changed $299,900 MRED as Distributed by MLS Grid
• 2026-01-29 Listed $310,000 MRED as Distributed by MLS Grid
• 2014-02-27 Sold (Public Records) $80,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $6,000 · +5.8% YoY. Source: county tax records.