519 S 8th St · Burlington, IA 52601

$59,000

3 bd · 1.5 ba · 1,354 sqft · SingleFamily public records · 65 Days on market

Built 1910 4,356 sqft lot Est $95k · 38% under ↓ 13% 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
• ARV discount +15.0/15.0
• 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

This 3-bedroom, 1.5-bath home is waiting for you! Spacious main floor layout that combines the living room, dining area, and kitchen. You’ll love the sunny screened-in front porch and the beautiful original wood trim that adds character throughout most of the home. The full basement offers tons of storage space and could easily be finished!! Off-street parking with alley access!!

Key facts

• Original wood trim
• Full basement
• Off-street parking

Tags

• SUNNY SCREENED-IN FRONT PORCH
• ORIGINAL WOOD TRIM
• FULL BASEMENT
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Additional parking available
• Utilities: Public water; Public sewer
• Home design: One and one-half stories; Single-family residence; Residential property; Stucco exterior
• Construction: Stucco construction
• Exterior features: 0.1-acre lot; Subdivision: BARRETS SUB

Interior

• Bathrooms: 1 full bathroom; 1 quarter bathroom
• Heating & cooling: Central Air; Forced Air
• Interior features: Basement present; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 2 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.95% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.22%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $94,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S 8th St	0.00mi	3/1.5	1,354 (0%)	1mo	$50,000	$37	99
241 S 9th St	0.21mi	3/1.0	1,386 (+2%)	1mo	$1	—	83
209 S 8th St	0.25mi	3/1.0	1,291 (-5%)	2mo	$71,500	$55	77
714 S 4th St	0.34mi	2/1.0 (-1)	1,300 (-4%)	0mo	$34,000	$26	70
1615 Smith St	0.64mi	3/1.5	1,300 (-4%)	2mo	$63,000	$48	62
1101 S Central Ave	0.48mi	3/1.0	1,235 (-9%)	1mo	$1	—	60
1821 Division St	0.73mi	2/1.0 (-1)	1,383 (+2%)	1mo	$99,500	$72	54
1625 Louisa St	0.71mi	3/1.0	1,266 (-6%)	1mo	$112,900	$89	53
1200 Perkins Ave	0.67mi	3/2.0	1,478 (+9%)	2mo	$104,000	$70	50
910 S 14th St	0.49mi	3/1.0	1,552 (+15%)	1mo	$64,000	$41	50
1208 S 15th St	0.62mi	2/2.0 (-1)	1,224 (-10%)	1mo	$125,000	$102	47
1300 Summer St	0.67mi	2/1.0 (-1)	1,192 (-12%)	1mo	$140,000	$117	41

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: 32.0%
• Equity multiple: 2.34×
• Total profit: $22,214
• Equity at exit: $8,797

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $60,311
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $499

Break-even live

Break-even rent $519

Max offer price $59,000

Occupancy floor 52%

Sensitivity live

Price	-10% $532	-5% $515	+0% $499	+5% $482	+10% $465
Rent	-10% $408	-5% $453	+0% $499	+5% $544	+10% $589
Rate	-1.0pp $528	-0.5pp $514	base $499	+0.5pp $483	+1.0pp $468

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N 4th St Unit 214 Burlington, IA	2.0	1.0	1205	$1,295	$1.07	44d	1	0.51mi
1601 Division St Burlington, IA	3.0	1.0	1440	$1,100	$0.76	44d	1	0.59mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-14
   status Active
3. 2026-03-20
   historical Active Under Contract
4. 2026-02-24
   listed $59,000 Active
5. 2025-11-05
   listed $62,000 Active
6. 2025-09-05
   status Active
7. 2025-08-27
   historical Active Under Contract
8. 2025-07-15
   status Active
9. 2025-07-14
   historical
10. 2025-05-29
    price $64,000
11. 2025-04-25
    status Active
12. 2025-04-24
    listed $67,750 Active

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$7/yr (+$1/mo · 0.8%)

ⓘ 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: $13,801
• − Mortgage interest: −$3,305
• − Property taxes: −$912
• − Insurance: −$295
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,716
• Taxable income: $5,365
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $4,696/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

-12.9% since first listed

12 events — show timeline

• 2026-04-30 Pending — IAR
• 2026-04-14 Relisted — IAR
• 2026-03-20 Contingent — IAR
• 2026-02-24 Listed $59,000 IAR
• 2025-11-05 Listed $62,000 IAR
• 2025-09-05 Relisted — IAR
• 2025-08-27 Contingent — IAR
• 2025-07-15 Relisted — IAR
• 2025-07-14 Delisted — IAR
• 2025-05-29 Price Changed $64,000 IAR
• 2025-04-25 Relisted — IAR
• 2025-04-24 Listed $67,750 IAR

Property tax history

-0.8%/yr

Latest (2025): $912 · +14.6% YoY. Source: county tax records.