149 Vernon Dr · Bolingbrook, IL 60440

$325,000

5 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 5 Days on market

Built 1963 8,276 sqft lot Est $326k · at est.

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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 +19.0/30.0
• ARV discount +7.6/15.0
• 1% rule +6.1/10.0
• DSCR +6.0/10.0
• 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

There are no remarks available.

Key facts

• Large family room
• Open-concept kitchen
• Center island

Tags

• OPEN-CONCEPT KITCHEN
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• ABUNDANT COUNTER SPACE
• LARGE FAMILY ROOM
• DEDICATED LAUNDRY UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 7.5% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• At $3,599/mo this rent would consume 46% of the median local household income ($93k/yr) (locally 1149% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $280k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $325,000

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $326,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Vernon Dr	0.00mi	5/2.0	1,672 (0%)	0mo	$325,000	$194	100
108 Allison Ct	0.13mi	4/2.0 (-1)	1,535 (-8%)	2mo	$235,000	$153	73
132 N Pinecrest Rd	0.22mi	4/2.5 (-1)	1,560 (-7%)	1mo	$245,000	$157	71
207 Seabury Rd	0.18mi	4/2.5 (-1)	1,792 (+7%)	3mo	$339,900	$190	70
404 Galahad Rd	0.35mi	4/2.0 (-1)	1,755 (+5%)	1mo	$389,000	$222	69
473 Rockhurst Rd	0.24mi	4/2.5 (-1)	1,792 (+7%)	3mo	$350,000	$195	67
461 Rockhurst Rd	0.23mi	5/2.0	1,850 (+11%)	5mo	$357,000	$193	67
168 Thornhurst Rd	0.08mi	5/3.5	1,904 (+14%)	0mo	$429,000	$225	67
156 Monterey Dr	0.58mi	4/2.0 (-1)	1,690 (+1%)	5mo	$330,000	$195	62
234 Malibu Dr	0.63mi	4/2.0 (-1)	1,800 (+8%)	1mo	$380,000	$211	52
547 Redwood Rd	0.48mi	4/2.0 (-1)	1,862 (+11%)	2mo	$230,000	$124	52
421 N Ashbury Ave	0.64mi	4/2.5 (-1)	1,900 (+14%)	2mo	$420,000	$221	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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-26,911
• Equity at exit: $48,459

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $22,034
• Equity at exit: $28,100

Cash invested: $91,000 (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: $3,599 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$666 /mo · $7,990/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $338

Break-even live

Break-even rent $3,172

Max offer price $325,000

Occupancy floor 86%

Sensitivity live

Price	-10% $522	-5% $430	+0% $338	+5% $246	+10% $154
Rent	-10% $53	-5% $196	+0% $338	+5% $480	+10% $622
Rate	-1.0pp $501	-0.5pp $420	base $338	+0.5pp $254	+1.0pp $168

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Ironbark Way Bolingbrook, IL	5.0	2.5	1954	$3,500	$1.79	2d	1	0.73mi
160 Camelot Way Bolingbrook, IL	4.0	2.5	2002	$2,950	$1.47	25d	1	0.77mi

Listing history 17 events

1. 2026-04-06
   status Pending
2. 2026-04-01
   listed $325,000 Active
3. 2021-11-17
   soldstatus $280,000
4. 2021-09-23
   soldstatus $280,000 Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2021-09-17
   soldstatus $165,300
6. 2021-08-27
   status Pending 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2021-08-14
   listed $284,800 Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2021-06-25
   soldstatus $165,300 Closed Sale 689-char remark

   Show marketing remark (689 chars)

   Investors, rehabbers and DIYers - great opportunity for income on this home! 1700 sq foot home on a quiet interior street. 5 bedrooms and 2 baths and 2 living areas. New furnace in 2018. New roof in 2014. Home has large drive way offering lots of parking. Cement slab has already been laid and ready to build a 2 car garage on. Home is close to shopping and entertainment. Easy commute to highways (I-55 and I-355). Water damage to the basement level is has been professionally mitigated. Waiting on repairs. This is a short sale but will be worth it! Home being sold "as is" Multiple offers received. Highest and best called for by 5pm, Wednesday January 27th.

9. 2021-01-30
   status Contingent 689-char remark

   Show marketing remark (689 chars)

   Investors, rehabbers and DIYers - great opportunity for income on this home! 1700 sq foot home on a quiet interior street. 5 bedrooms and 2 baths and 2 living areas. New furnace in 2018. New roof in 2014. Home has large drive way offering lots of parking. Cement slab has already been laid and ready to build a 2 car garage on. Home is close to shopping and entertainment. Easy commute to highways (I-55 and I-355). Water damage to the basement level is has been professionally mitigated. Waiting on repairs. This is a short sale but will be worth it! Home being sold "as is" Multiple offers received. Highest and best called for by 5pm, Wednesday January 27th.

10. 2021-01-26
    listed $150,000 New 689-char remark

    Show marketing remark (689 chars)

    Investors, rehabbers and DIYers - great opportunity for income on this home! 1700 sq foot home on a quiet interior street. 5 bedrooms and 2 baths and 2 living areas. New furnace in 2018. New roof in 2014. Home has large drive way offering lots of parking. Cement slab has already been laid and ready to build a 2 car garage on. Home is close to shopping and entertainment. Easy commute to highways (I-55 and I-355). Water damage to the basement level is has been professionally mitigated. Waiting on repairs. This is a short sale but will be worth it! Home being sold "as is" Multiple offers received. Highest and best called for by 5pm, Wednesday January 27th.

11. 2020-01-31
    historical Contingent
12. 2020-01-31
    historical
13. 2020-01-27
    status Reactivated
14. 2019-02-26
    historical Contingent
15. 2019-02-15
    listed New
16. 2005-08-10
    soldstatus $190,000
17. 2003-11-19
    soldstatus $179,000

ⓘ 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: $7,990 · $666/mo
• Projected year-2 tax: $7,990 · $666/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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,190
• − Mortgage interest: −$18,205
• − Property taxes: −$7,990
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,455
• − Management: −$3,455
• − Depreciation: −$9,455
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $4,292/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

+81.6% since first listed

17 events — show timeline

• 2026-04-06 Pending — MRED as Distributed by MLS Grid
• 2026-04-01 Listed $325,000 MRED as Distributed by MLS Grid
• 2021-11-17 Sold (Public Records) $280,000 Public Records
• 2021-09-23 Sold (MLS) $280,000 MRED as Distributed by MLS Grid
• 2021-09-17 Sold (Public Records) $165,300 Public Records
• 2021-08-27 Pending — MRED as Distributed by MLS Grid
• 2021-08-14 Listed $284,800 MRED as Distributed by MLS Grid
• 2021-06-25 Sold (MLS) $165,300 MRED as Distributed by MLS Grid
• 2021-01-30 Pending — MRED as Distributed by MLS Grid
• 2021-01-26 Listed $150,000 MRED as Distributed by MLS Grid
• 2020-01-31 Contingent — MRED as Distributed by MLS Grid
• 2020-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2020-01-27 Relisted — MRED as Distributed by MLS Grid
• 2019-02-26 Contingent — MRED as Distributed by MLS Grid
• 2019-02-15 Listed — MRED as Distributed by MLS Grid
• 2005-08-10 Sold (Public Records) $190,000 Public Records
• 2003-11-19 Sold (Public Records) $179,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $7,990 · +5.8% YoY. Source: county tax records.