420 Maple St · Burlington, IA 52601

$39,900

5 bd · 2.5 ba · 2,114 sqft · Other public records · 304 Days on market

Built 1856 5,662 sqft lot $19/sqft · 56% below area ↓ 20% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! This classic up/down duplex offers two spacious units, each with approximately 1,000 square feet, 2 bedrooms, and 1 full bath. Gas and electric are separately metered, making it ideal for owner-occupants or investors. While the property could benefit from some updating, major improvements have already been made with the roof and furnaces within 10 years old. With solid bones and great potential, this duplex is ready for your vision—whether you’re looking to add to your portfolio or create a home with rental income. Each unit is rented for $650/month.

Key facts

• Solid bones
• Up down duplex
• Great potential

Tags

• UP DOWN DUPLEX
• SEPARATELY METERED
• MAJOR IMPROVEMENTS
• SOLID BONES
• GREAT POTENTIAL

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$90,196) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.6% vs local median 6.0% in Burlington — 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 73/100 on livability (#287 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Burlington Community School District (town): math 42% / reading 54% proficiency, ranked #286 of 289 in IA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 184 active listings in the ZIP; 53 units permitted in Des Moines County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Des Moines County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1856 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.49% ✓
• Cap rate: 30.57%
• Cash-on-cash: 86.70%
• DSCR: 4.86
• GRM: 2.4

CMA / ARV

• ARV (median comp): $90,196
• List price: $39,900
• Delta: -55.76%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 87.2%
• Equity multiple: 5.03×
• Total profit: $44,975
• Equity at exit: $5,949

10-year hold

• IRR: 90.3%
• Equity multiple: 10.44×
• Total profit: $105,487
• Equity at exit: $3,450

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52601

• Active inventory: 184
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $807

Break-even live

Break-even rent $370

Max offer price $39,900

Occupancy floor 37%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $39,900 Active 304 DOM
2. 2026-06-18
   days on market $39,900 Active 303 DOM
3. 2026-06-17
   days on market $39,900 Active 302 DOM
4. 2026-06-16
   days on market $39,900 Active 301 DOM
5. 2026-06-15
   days on market $39,900 Active 300 DOM
6. 2026-06-14
   days on market $39,900 Active 298 DOM
7. 2026-06-12
   days on market $39,900 Active 297 DOM
8. 2026-06-09
   days on market $39,900 Active 294 DOM
9. 2026-06-08
   days on market $39,900 Active 293 DOM
10. 2026-06-07
    days on market $39,900 Active 292 DOM
11. 2026-06-07
    days on market $39,900 Active 291 DOM
12. 2026-06-03
    days on market $39,900 Active 288 DOM
13. 2026-06-02
    days on market $39,900 Active 287 DOM
14. 2026-06-01
    days on market $39,900 Active 286 DOM
15. 2026-05-31
    days on market $39,900 Active 285 DOM
16. 2026-05-30
    days on market $39,900 Active 284 DOM
17. 2025-09-16
    price $39,900 592-char remark

    Show marketing remark (592 chars)

    Investment opportunity! This classic up/down duplex offers two spacious units, each with approximately 1,000 square feet, 2 bedrooms, and 1 full bath. Gas and electric are separately metered, making it ideal for owner-occupants or investors. While the property could benefit from some updating, major improvements have already been made with the roof and furnaces within 10 years old. With solid bones and great potential, this duplex is ready for your vision—whether you’re looking to add to your portfolio or create a home with rental income. Each unit is rented for $650/month.

18. 2025-08-19
    listed $49,900 Active 592-char remark

    Show marketing remark (592 chars)

    Investment opportunity! This classic up/down duplex offers two spacious units, each with approximately 1,000 square feet, 2 bedrooms, and 1 full bath. Gas and electric are separately metered, making it ideal for owner-occupants or investors. While the property could benefit from some updating, major improvements have already been made with the roof and furnaces within 10 years old. With solid bones and great potential, this duplex is ready for your vision—whether you’re looking to add to your portfolio or create a home with rental income. Each unit is rented for $650/month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,699
• − Mortgage interest: −$2,235
• − Property taxes: −$796
• − Insurance: −$200
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,161
• Taxable income: $9,636
• Est. tax owed @ 24.0%: −$2,313
• After-tax cash flow: $7,373/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: Burlington Community School District
• NCES district ID: 1905790
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $41,833
• Composite: 40.3/100
• National rank: #3753
• State rank: #286 of 289 in IA

Livability — Burlington

• Score: 73/100
• State rank: #287
• US rank: #5540

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, IA
• County: Des Moines County · 27,341 people
• City population: 27,341
• Metro: Burlington, IA-IL
• Population (ZIP): 27,341
• Household income: $60,983
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 963.0

Population outlook (Des Moines County) Hauer SSP2

• Today (2025): 39,735 people
• By 2030: 39,257 · -1.2%
• By 2040: 38,090 · -4.1%
• By 2050: 37,156 · -6.5%
• By 2075: 36,905 · -7.1%
• By 2100: 37,222 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Des Moines

• 2024 margin: R (+15.1) · D 41.8% · R 56.8% · Other 1.4%
• 2008→2024 swing: -38.1pp toward R · 2008: 23.0pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+8.5 2016: R+7.0 2012: D+18.5 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.48%
• Current HPI: 149.7662
• Rent YoY: —
• Metro: Burlington, IA-IL
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

-20.0% since first listed

2 events — show timeline

• 2025-09-16 Price Changed $39,900 IAR
• 2025-08-19 Listed $49,900 IAR

Property tax history

+1.4%/yr

Latest (2025): $796 · +14.4% YoY. Source: county tax records.