3118 Sunnyside Ave · Burlington, IA 52601

$89,500

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 135 Days on market

Built 1961 5,663 sqft lot $86/sqft · 34% below area Est $136k · 34% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

A Great Place to Start and Make Your Own! This 3-bedroom, 1-bath home with an attached garage offers a great opportunity for investors or buyers looking to add value. Conveniently located just off Highway 61 in Burlington, the property provides quick access to shopping, dining, and local amenities. The home has solid bones and has seen several key updates, including a new central air unit installed in 2016 and new carpeting in the living room, bedrooms, and hallway. All appliances stay with the home, including the refrigerator, microwave, range, washer, and dryer, making it an easy transition for a new owner or rental setup. With its location, updates, and strong potential, this property is a suitable candidate for a smart investment or rental opportunity.

Key facts

• Attached garage
• New carpeting
• All appliances stay

Tags

• ATTACHED GARAGE
• NEW CENTRAL AIR UNIT
• NEW CARPETING
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• ALL APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 1 comparable units currently listed for rent nearby; 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 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 $68k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1961 — 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $136,398
• List price: $89,500
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Melvin Ave	0.24mi	3/1.0	1,070 (+2%)	4mo	$87,000	$81	81
3309 Hillcrest Dr	0.16mi	3/1.5	988 (-5%)	2mo	$175,000	$177	80
2116 Charles St	0.14mi	2/2.0 (-1)	1,082 (+4%)	1mo	$94,000	$87	78
2711 Drebenstedt Cir	0.15mi	3/1.0	888 (-15%)	3mo	$82,000	$92	66
2845 Sunnyside Ave	0.34mi	2/2.0 (-1)	1,049 (+0%)	11mo	$151,000	$144	65
108 Cutter Pl	0.18mi	3/2.0	1,166 (+12%)	6mo	$215,000	$184	63
2827 Lesylvia St St	0.39mi	4/2.0 (+1)	1,096 (+5%)	3mo	$227,900	$208	62
1907 Racine Ave	0.44mi	3/1.5	1,152 (+10%)	3mo	$168,000	$146	58
1720 Weimer St. St	0.60mi	3/2.0	1,106 (+6%)	1mo	$190,000	$172	57
2728 Sunnyside Ave	0.55mi	3/1.0	1,140 (+9%)	7mo	$137,500	$121	53
2604 Sunnyside Ave	0.68mi	3/1.5	1,164 (+12%)	3mo	$177,500	$152	45
202 Cottage Grove Ave	0.70mi	2/1.0 (-1)	960 (-8%)	6mo	$89,000	$93	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: 0.6%
• Equity multiple: 1.02×
• Total profit: $559
• Equity at exit: $13,345

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $19,923
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $236

Break-even live

Break-even rent $781

Max offer price $89,500

Occupancy floor 73%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Newbury Cir Burlington, IA	2.0	1.0	825	$825	$1.00	44d	3	1.40mi

Listing history 26 events

1. 2026-06-19
   days on market $89,500 Active 135 DOM
2. 2026-06-18
   days on market $89,500 Active 134 DOM
3. 2026-06-17
   days on market $89,500 Active 133 DOM
4. 2026-06-16
   days on market $89,500 Active 132 DOM
5. 2026-06-15
   days on market $89,500 Active 131 DOM
6. 2026-06-14
   days on market $89,500 Active 129 DOM
7. 2026-06-12
   days on market $89,500 Active 128 DOM
8. 2026-06-09
   days on market $89,500 Active 125 DOM
9. 2026-06-08
   days on market $89,500 Active 124 DOM
10. 2026-06-07
    days on market $89,500 Active 123 DOM
11. 2026-06-07
    days on market $89,500 Active 122 DOM
12. 2026-06-03
    days on market $89,500 Active 119 DOM
13. 2026-06-02
    days on market $89,500 Active 118 DOM
14. 2026-06-01
    days on market $89,500 Active 117 DOM
15. 2026-05-31
    days on market $89,500 Active 116 DOM
16. 2026-05-30
    days on market $89,500 Active 115 DOM
17. 2026-02-04
    listed $89,500 Active 766-char remark

    Show marketing remark (766 chars)

    A Great Place to Start and Make Your Own! This 3-bedroom, 1-bath home with an attached garage offers a great opportunity for investors or buyers looking to add value. Conveniently located just off Highway 61 in Burlington, the property provides quick access to shopping, dining, and local amenities. The home has solid bones and has seen several key updates, including a new central air unit installed in 2016 and new carpeting in the living room, bedrooms, and hallway. All appliances stay with the home, including the refrigerator, microwave, range, washer, and dryer, making it an easy transition for a new owner or rental setup. With its location, updates, and strong potential, this property is a suitable candidate for a smart investment or rental opportunity.

18. 2026-02-04
    listed $89,500 Active 766-char remark

    Show marketing remark (766 chars)

    A Great Place to Start and Make Your Own! This 3-bedroom, 1-bath home with an attached garage offers a great opportunity for investors or buyers looking to add value. Conveniently located just off Highway 61 in Burlington, the property provides quick access to shopping, dining, and local amenities. The home has solid bones and has seen several key updates, including a new central air unit installed in 2016 and new carpeting in the living room, bedrooms, and hallway. All appliances stay with the home, including the refrigerator, microwave, range, washer, and dryer, making it an easy transition for a new owner or rental setup. With its location, updates, and strong potential, this property is a suitable candidate for a smart investment or rental opportunity.

19. 2026-02-04
    listed $89,500 Active

    Show marketing remark (766 chars)

    A Great Place to Start and Make Your Own! This 3-bedroom, 1-bath home with an attached garage offers a great opportunity for investors or buyers looking to add value. Conveniently located just off Highway 61 in Burlington, the property provides quick access to shopping, dining, and local amenities. The home has solid bones and has seen several key updates, including a new central air unit installed in 2016 and new carpeting in the living room, bedrooms, and hallway. All appliances stay with the home, including the refrigerator, microwave, range, washer, and dryer, making it an easy transition for a new owner or rental setup. With its location, updates, and strong potential, this property is a suitable candidate for a smart investment or rental opportunity.

20. 2024-05-02
    price $84,000
21. 2024-05-02
    price $82,000
22. 2024-04-30
    price $81,000
23. 2023-10-15
    listed $89,900 Active
24. 2021-05-13
    soldstatus $68,500
25. 2016-01-07
    soldstatus $28,000
26. 2015-07-22
    listed $50,000

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

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,322 · $110/mo
• Projected year-2 tax: $1,364 · $114/mo
• Expected delta: +$42/yr (+$3/mo · 3.1%)

ⓘ 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 2/10 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: $12,958
• − Mortgage interest: −$5,013
• − Property taxes: −$1,322
• − Insurance: −$448
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,604
• Taxable income: $1,498
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,475/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

+79.0% since first listed

10 events — show timeline

• 2026-02-04 Listed $89,500 IAR
• 2026-02-04 Listed $89,500 Muscatine BOR
• 2026-02-04 Listed $89,500 ICAARMLS
• 2024-05-02 Price Changed $84,000 IAR
• 2024-05-02 Price Changed $82,000 IAR
• 2024-04-30 Price Changed $81,000 IAR
• 2023-10-15 Listed $89,900 IAR
• 2021-05-13 Sold (Public Records) $68,500 Public Records
• 2016-01-07 Sold (MLS) $28,000 IAR
• 2015-07-22 Listed $50,000 IAR

Property tax history

+0.9%/yr

Latest (2025): $1,322 · +35.5% YoY. Source: county tax records.