212 Hudson Ct · Bolingbrook, IL 60440

$220,000

2 bd · 1.0 ba · 837 sqft · Other public records · 35 Days on market

Built 1972

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• 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

• New hvac
• Finished basement
• Finished family room

Tags

• FINISHED BASEMENT
• PASS-THROUGH GALLEY KITCHEN
• WALK IN CLOSET
• FINISHED FAMILY ROOM
• NEW HVAC
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $68 ($813/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 $211k (4.3% below list).
• Recommended offer: $211k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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; 3 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).

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 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $50k; list at $220k implies a 339% gain — meaningful room to come down on a strong offer.

Recommended offer $210,590 (4.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.7

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-28,898
• Equity at exit: $32,803

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-9,399
• 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: 76
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$351 /mo · $4,206/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $68

Break-even live

Break-even rent $2,020

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $192	-5% $130	+0% $68	+5% $6	+10% $-57
Rent	-10% $-99	-5% $-15	+0% $68	+5% $151	+10% $234
Rate	-1.0pp $179	-0.5pp $124	base $68	+0.5pp $11	+1.0pp $-47

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Dakota Ct Unit B Bolingbrook, IL	2.0	1.0	968	$1,850	$1.91	45d	1	0.10mi
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	9d	1	0.17mi
239 Malibu Dr Bolingbrook, IL	3.0	1.5	975	$2,550	$2.62	21d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $220,000 Active 35 DOM
2. 2026-06-18
   days on market $220,000 Active 32 DOM
3. 2026-06-17
   days on market $220,000 Active 31 DOM
4. 2026-06-16
   days on market $220,000 Active 30 DOM
5. 2026-06-15
   days on market $220,000 Active 29 DOM
6. 2026-06-13
   days on market $220,000 Active 27 DOM
7. 2026-06-13
   days on market $220,000 Active 26 DOM
8. 2026-06-09
   days on market $220,000 Active 23 DOM
9. 2026-06-08
   days on market $220,000 Active 22 DOM
10. 2026-06-07
    days on market $220,000 Active 21 DOM
11. 2026-06-04
    days on market $220,000 Active 18 DOM
12. 2026-06-03
    days on market $220,000 Active 17 DOM
13. 2026-06-02
    days on market $220,000 Active 16 DOM
14. 2026-06-01
    days on market $220,000 Active 15 DOM
15. 2026-05-31
    days on market $220,000 Active 14 DOM
16. 2026-05-18
    listed $220,000 Active
17. 2009-11-05
    soldstatus $50,100 Closed Sale 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2009-09-03
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2009-08-07
    price $46,900 Price Change 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2009-07-17
    historical

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2009-07-17
    listed $49,900 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2009-07-13
    price Price Change
23. 2009-06-15
    price
24. 2009-04-30
    listed
25. 2001-10-22
    soldstatus $91,000
26. 2001-10-22
    soldstatus $91,000
27. 1987-06-01
    soldstatus $45,912
28. 1985-06-13
    soldstatus $42,000
29. 1985-06-01
    soldstatus $42,000

ⓘ 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: $4,206 · $351/mo
• Projected year-2 tax: $4,600 · $383/mo
• Expected delta: +$394/yr (+$33/mo · 9.4%)

ⓘ 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: $25,271
• − Mortgage interest: −$12,323
• − Property taxes: −$4,206
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$6,400
• Taxable loss: −$2,802
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,486/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

+423.8% since first listed

14 events — show timeline

• 2026-05-18 Listed $220,000 FSBO.com
• 2009-11-05 Sold (MLS) $50,100 MRED as Distributed by MLS Grid
• 2009-09-03 Pending — MRED as Distributed by MLS Grid
• 2009-08-07 Price Changed $46,900 MRED as Distributed by MLS Grid
• 2009-07-17 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-17 Listed $49,900 MRED as Distributed by MLS Grid
• 2009-07-13 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-15 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-30 Listed — MRED as Distributed by MLS Grid
• 2001-10-22 Sold (Public Records) $91,000 Public Records
• 2001-10-22 Sold (Public Records) $91,000 Public Records
• 1987-06-01 Sold (Public Records) $45,912 Public Records
• 1985-06-13 Sold (Public Records) $42,000 Public Records
• 1985-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $4,206 · +5.8% YoY. Source: county tax records.