101 Windsor Circle Cir · Burlington, IA 52601

$89,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 45 Days on market

Built 1952 5,780 sqft lot $112/sqft · 12% below area Est $102k · 12% under

---

Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +13.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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

ONLINE ONLY AUCTION Selling at Absolute Auction, Regardless of Price — ranch-style home featuring 2 bedrooms, 1 bath, and approximately 1,000 sq. ft. of living space, situated on two city lots. The home includes a main floor laundry/utility room and a bathroom with handicap-accessible walk-in shower. The roof and Lennox GFA furnace appear to be updated. The property offers an attached 1-car garage plus an additional detached 1-car garage, along with a separate concrete driveway ideal for RV, camper, or boat parking. Also includes a covered rear porch and manageable layout, making this a practical property with both comfort and functionality. List price is assessed value and has no bearing on final sale price. Bidding Ends: Wed. , March 25th at 10am.

Key facts

• Main floor laundry
• Covered rear porch
• 5,780 sq ft lot

Tags

• MAIN FLOOR LAUNDRY
• SEPARATE CONCRETE DRIVEWAY
• COVERED REAR PORCH

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Lot approximately 85 x 68

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $82 ($987/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (3.1% below list).
• Recommended offer: $87k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Burlington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,698 (3.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $102,075
• List price: $89,500
• Delta: -12.32%
• 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
1809 S 15th St	0.25mi	2/1.0	850 (+6%)	1mo	$58,000	$68	77
2136 S Central Ave	0.41mi	2/1.0	792 (-1%)	5mo	$82,000	$104	75
1512 S Leebrick St	0.42mi	2/1.0	816 (+2%)	4mo	$30,500	$37	74
2229 S 12th St	0.39mi	2/1.0	780 (-2%)	4mo	$95,750	$123	74
2009 S Central Ave	0.39mi	1/1.0 (-1)	824 (+3%)	2mo	$99,000	$120	70
1229 Harrison Ave Ave	0.33mi	2/1.0	748 (-6%)	10mo	$65,000	$87	66
1104 Lynnwood Dr	0.63mi	2/1.0	816 (+2%)	3mo	$132,000	$162	65
1621 S Central Ave	0.47mi	2/1.0	832 (+4%)	10mo	$90,000	$108	63
1609 Acres St	0.40mi	2/1.0	912 (+14%)	0mo	$124,000	$136	58
2218 S 10th St St	0.49mi	2/1.0	884 (+10%)	10mo	$94,500	$107	52
1400 Lynnwood Dr	0.56mi	3/1.0 (+1)	912 (+14%)	10mo	$107,946	$118	37
1614 Pine St	0.66mi	3/1.0 (+1)	912 (+14%)	7mo	$118,000	$129	35

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-9,259
• Equity at exit: $13,345

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,302
• 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: 188
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $82

Break-even live

Break-even rent $763

Max offer price $89,500

Occupancy floor 86%

Sensitivity live

Price	-10% $133	-5% $108	+0% $82	+5% $57	+10% $32
Rent	-10% $14	-5% $48	+0% $82	+5% $117	+10% $151
Rate	-1.0pp $127	-0.5pp $105	base $82	+0.5pp $59	+1.0pp $35

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
2216 Piper Pl Unit 1 Burlington, IA	2.0	1.0	728	$875	$1.20	44d	1	0.19mi

Listing history 21 events

1. 2026-06-21
   days on market $89,500 Active 45 DOM
2. 2026-06-19
   days on market $89,500 Active 43 DOM
3. 2026-06-18
   days on market $89,500 Active 42 DOM
4. 2026-06-17
   days on market $89,500 Active 41 DOM
5. 2026-06-16
   days on market $89,500 Active 40 DOM
6. 2026-06-15
   days on market $89,500 Active 39 DOM
7. 2026-06-14
   days on market $89,500 Active 37 DOM
8. 2026-06-12
   days on market $89,500 Active 36 DOM
9. 2026-06-09
   days on market $89,500 Active 33 DOM
10. 2026-06-08
    days on market $89,500 Active 32 DOM
11. 2026-06-07
    days on market $89,500 Active 31 DOM
12. 2026-06-07
    days on market $89,500 Active 30 DOM
13. 2026-06-03
    days on market $89,500 Active 27 DOM
14. 2026-06-02
    days on market $89,500 Active 26 DOM
15. 2026-06-01
    days on market $89,500 Active 25 DOM
16. 2026-05-31
    days on market $89,500 Active 24 DOM
17. 2026-05-30
    days on market $89,500 Active 23 DOM
18. 2026-05-07
    listed $89,500 Active 577-char remark
19. 2026-04-24
    soldstatus $80,250 Closed 765-char remark

    Show marketing remark (765 chars)

    ONLINE ONLY AUCTION Selling at Absolute Auction, Regardless of Price — ranch-style home featuring 2 bedrooms, 1 bath, and approximately 1,000 sq. ft. of living space, situated on two city lots. The home includes a main floor laundry/utility room and a bathroom with handicap-accessible walk-in shower. The roof and Lennox GFA furnace appear to be updated. The property offers an attached 1-car garage plus an additional detached 1-car garage, along with a separate concrete driveway ideal for RV, camper, or boat parking. Also includes a covered rear porch and manageable layout, making this a practical property with both comfort and functionality. List price is assessed value and has no bearing on final sale price. Bidding Ends: Wed. , March 25th at 10am.

20. 2026-03-25
    status Pending 765-char remark

    Show marketing remark (765 chars)

    ONLINE ONLY AUCTION Selling at Absolute Auction, Regardless of Price — ranch-style home featuring 2 bedrooms, 1 bath, and approximately 1,000 sq. ft. of living space, situated on two city lots. The home includes a main floor laundry/utility room and a bathroom with handicap-accessible walk-in shower. The roof and Lennox GFA furnace appear to be updated. The property offers an attached 1-car garage plus an additional detached 1-car garage, along with a separate concrete driveway ideal for RV, camper, or boat parking. Also includes a covered rear porch and manageable layout, making this a practical property with both comfort and functionality. List price is assessed value and has no bearing on final sale price. Bidding Ends: Wed. , March 25th at 10am.

21. 2026-02-24
    listed $88,900 Active 765-char remark

    Show marketing remark (765 chars)

    ONLINE ONLY AUCTION Selling at Absolute Auction, Regardless of Price — ranch-style home featuring 2 bedrooms, 1 bath, and approximately 1,000 sq. ft. of living space, situated on two city lots. The home includes a main floor laundry/utility room and a bathroom with handicap-accessible walk-in shower. The roof and Lennox GFA furnace appear to be updated. The property offers an attached 1-car garage plus an additional detached 1-car garage, along with a separate concrete driveway ideal for RV, camper, or boat parking. Also includes a covered rear porch and manageable layout, making this a practical property with both comfort and functionality. List price is assessed value and has no bearing on final sale price. Bidding Ends: Wed. , March 25th at 10am.

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$127/yr (+$11/mo · 11.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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: $10,404
• − Mortgage interest: −$5,013
• − Property taxes: −$1,152
• − Insurance: −$448
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,604
• Taxable loss: −$477
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,102/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

+0.7% since first listed

5 events — show timeline

• 2026-05-07 Listed $89,500 IAR
• 2026-04-30 Sold (Public Records) $80,500 Public Records
• 2026-04-24 Sold (MLS) $80,250 IAR
• 2026-03-25 Pending — IAR
• 2026-02-24 Listed $88,900 IAR

Property tax history

+0.4%/yr

Latest (2025): $1,152 · +15.4% YoY. Source: county tax records.