1106 Arch St · Burlington, IA 52601

$47,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 97 Days on market

Built 1900 8,712 sqft lot $60/sqft · 15% below area Est $55k · 15% under

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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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover the perfect opportunity at 1106 Arch St, Burlington, IA — a charming 780 sq ft, 2-bedroom, 1-bath bungalow built in 1900, ready for your personal touch! This cozy single-family home features solid bones with a functional kitchen, spacious living areas, and a full basement for extra storage or future expansion. The property sits on a decent lot with a fenced backyard, offering privacy and potential outdoor enjoyment. While it needs updating — fresh paint, flooring repairs, cosmetic refreshes, and some TLC throughout — this is an excellent sweat equity project! Ideal for first-time home buyers looking to build instant equity through renovations or investors seeking a rental flip in a quiet Burlington neighborhood. Priced to move, this fixer-upper presents tremendous value in today's market. Imagine transforming it into a welcoming home or steady income property with your vision and effort. Don't miss this chance to own affordable real estate with big potential. Schedule a showing today and start building your future!

Key facts

• Functional kitchen
• Full basement
• Decent lot

Tags

• FENCED BACKYARD
• FULL BASEMENT
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING AREAS
• DECENT LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $47k).
• Recommended offer: $43k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 188 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Des Moines County in 2024 (40 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $9k; list at $47k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,770 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.86% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.38%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $55,270
• List price: $47,000
• Delta: -14.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1230 Stowe St	0.23mi	2/1.0	840 (+8%)	9mo	$65,000	$77	69
1209 Patterson St	0.28mi	1/1.0 (-1)	706 (-10%)	2mo	$48,900	$69	65
1003 Chalfant St	0.33mi	2/1.0	828 (+6%)	19mo	$69,500	$84	58
1519 Ashmun St	0.50mi	2/1.0	896 (+15%)	0mo	$48,500	$54	51
1513 Gnahn St	0.55mi	3/1.0 (+1)	840 (+8%)	10mo	$75,000	$89	48
249 S 10th St	0.74mi	2/1.0	754 (-3%)	16mo	$42,000	$56	46
1406 Corse St	0.65mi	2/1.0	803 (+3%)	23mo	$37,500	$47	46
227 Grant St	0.65mi	2/1.0	878 (+13%)	4mo	$20,000	$23	45
1801 Mount Pleasant St	0.74mi	1/1.0 (-1)	808 (+4%)	12mo	$35,000	$43	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.19×
• Total profit: $15,709
• Equity at exit: $7,008

10-year hold

• IRR: 36.0%
• Equity multiple: 4.32×
• Total profit: $43,749
• Equity at exit: $4,064

Cash invested: $13,160 (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: 188
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $366

Break-even live

Break-even rent $409

Max offer price $47,000

Occupancy floor 53%

Sensitivity live

Price	-10% $393	-5% $379	+0% $366	+5% $353	+10% $339
Rent	-10% $297	-5% $332	+0% $366	+5% $401	+10% $435
Rate	-1.0pp $390	-0.5pp $378	base $366	+0.5pp $354	+1.0pp $341

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N 5th St Unit 402 Burlington, IA	1.0	1.0	1025	$1,020	$1.00	45d	1	0.63mi
116 N 4th St Unit 205 Burlington, IA	1.0	1.0	930	$900	$0.97	45d	1	0.68mi
2645 Newbury Cir Burlington, IA	2.0	1.0	825	$825	$1.00	45d	3	1.31mi
2911 Market St Unit 2909 Burlington, IA	2.0	1.0	720	$625	$0.87	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $47,000 Active 97 DOM
2. 2026-06-19
   days on market $47,000 Active 95 DOM
3. 2026-06-18
   days on market $47,000 Active 94 DOM
4. 2026-06-17
   days on market $47,000 Active 93 DOM
5. 2026-06-16
   days on market $47,000 Active 92 DOM
6. 2026-06-15
   days on market $47,000 Active 91 DOM
7. 2026-06-14
   days on market $47,000 Active 89 DOM
8. 2026-06-12
   days on market $47,000 Active 88 DOM
9. 2026-06-09
   days on market $47,000 Active 85 DOM
10. 2026-06-08
    days on market $47,000 Active 84 DOM
11. 2026-06-07
    days on market $47,000 Active 83 DOM
12. 2026-06-07
    days on market $47,000 Active 82 DOM
13. 2026-06-03
    days on market $47,000 Active 79 DOM
14. 2026-06-02
    days on market $47,000 Active 78 DOM
15. 2026-06-01
    days on market $47,000 Active 77 DOM
16. 2026-05-31
    days on market $47,000 Active 76 DOM
17. 2026-05-30
    days on market $47,000 Active 75 DOM
18. 2026-03-16
    listed $47,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Discover the perfect opportunity at 1106 Arch St, Burlington, IA — a charming 780 sq ft, 2-bedroom, 1-bath bungalow built in 1900, ready for your personal touch! This cozy single-family home features solid bones with a functional kitchen, spacious living areas, and a full basement for extra storage or future expansion. The property sits on a decent lot with a fenced backyard, offering privacy and potential outdoor enjoyment. While it needs updating — fresh paint, flooring repairs, cosmetic refreshes, and some TLC throughout — this is an excellent sweat equity project! Ideal for first-time home buyers looking to build instant equity through renovations or investors seeking a rental flip in a quiet Burlington neighborhood. Priced to move, this fixer-upper presents tremendous value in today's market. Imagine transforming it into a welcoming home or steady income property with your vision and effort. Don't miss this chance to own affordable real estate with big potential. Schedule a showing today and start building your future!

19. 2015-09-14
    soldstatus $8,750 54-char remark

    Show marketing remark (54 chars)

    Fixer-Upper. Sold as-is. Great investment opportunity!

20. 2015-08-31
    listed $16,100 54-char remark

    Show marketing remark (54 chars)

    Fixer-Upper. Sold as-is. Great investment opportunity!

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$25/yr (+$2/mo · 3.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $10,472
• − Mortgage interest: −$2,633
• − Property taxes: −$688
• − Insurance: −$235
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,367
• Taxable income: $3,874
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $3,463/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

+191.9% since first listed

3 events — show timeline

• 2026-03-16 Listed $47,000 IAR
• 2015-09-14 Sold (MLS) $8,750 IAR
• 2015-08-31 Listed $16,100 IAR

Property tax history

+6.4%/yr

Latest (2025): $688 · +14.7% YoY. Source: county tax records.