Real Estate Investing in Bolingbrook, Illinois (60490)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60490 (Bolingbrook, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Bolingbrook, IL (60490)?
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Market Analysis: 60490 Bolingbrook
From a cash-flow lens, ZIP 60490 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $502K median. It rewards specialists, not generalists.
Rent of $3,854/mo on a $502K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 60490 sits below the stated 0.0% once reality is priced in.
In the broader IL picture, 60490 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 60490 ZIP's population of 21,739 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Experienced landlords with local relationships tend to find 60490 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Bolingbrook:
Property Strategy for 60490
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $370,821 | $2,670 | 5.2% | +7.5% | $185,410 |
| 3BR | $405,703 | $3,440 | 6.1% | +8.7% | $135,234 |
| 4BR | $501,443 | $3,980 | 5.7% | +9.1% | $125,361 |
| 5BR | $596,858 | — | — | +9.2% | $119,372 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 60490 Compare?
| Metric | 60490 | Bolingbrook | Illinois |
|---|---|---|---|
| Home Value | $501,805 | $419,046 | $279,761 |
| 5-Year CAGR | 6.4% | 6.1% | 6.6% |
| Avg Rent | $3,854 | $3,246 | - |
| Cap Rate | 6.0% | 6.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60490 (Bolingbrook, IL). Anonymous, moderated, never written by AI.
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Property managers serving Will County
Manage rentals here? List your business →HSR Property Services, LLC is a full-service property management firm in Tinley Park, IL, specializing in Condominium, Townhome & Single Family Homeowner Associations, Apartment Rentals, Affordable & summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $501,805 |
| Monthly Rent | $3,854 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 60490
Population: 21,739
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 60490
Schools in This ZIP Code
About Repit School Scores
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We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the average monthly rent in Bolingbrook, IL?
Average rent in Bolingbrook, IL is approximately $3,854/mo per month. Against $502K home values that yields a reasonable rent-to-price ratio.
What is the typical renter like in Bolingbrook, IL?
The tenant pool in Bolingbrook, IL is solid, supported by local employment and population fundamentals. Rents of $3,854/mo are well-absorbed by the market.
What is the best play in Bolingbrook, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Bolingbrook, IL. With home values at $502K and rents near $3,854/mo, other strategies can work but produce even-keeled rather than outsized returns.
Is Bolingbrook, IL suited for a house hack?
Bolingbrook, IL is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $502K price point reasonable to enter.
Does Bolingbrook, IL favor landlords or tenants?
IL ranks as a landlord-friendly state for landlord-tenant law. Bolingbrook generally follows the statewide framework, so landlords face reasonable operating rules.
You know 60490 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 60490 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 60490 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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