633 S 6th St · Burlington, IA 52601

$29,000

4 bd · 2.0 ba · 2,272 sqft · SingleFamily public records · 128 Days on market

Built 1895 4,792 sqft lot $13/sqft · 58% below area ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Four Bedroom and Two Bathroom house. New roof in 2025.

Key facts

• 4,792 sq ft lot
• Built 1895
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.9% 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1895 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.68% ✓
• Cap rate: 41.92%
• Cash-on-cash: 127.25%
• DSCR: 6.66
• GRM: 1.8

CMA / ARV

• ARV (median comp): $69,048
• List price: $29,000
• Delta: -58.00%
• 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
509 Summer St	0.40mi	4/2.5	2,254 (-1%)	2mo	$19,500	$9	76
801 S 7th St	0.12mi	5/1.5 (+1)	2,408 (+6%)	8mo	$26,500	$11	71
1123 S 7th St	0.32mi	4/2.5	2,383 (+5%)	7mo	$125,000	$52	69
513 Elm St	0.28mi	4/1.5	2,084 (-8%)	5mo	$47,000	$23	67
918 Locust St	0.25mi	3/1.5 (-1)	2,400 (+6%)	8mo	$102,500	$43	65
310 Louisa St	0.56mi	3/2.0 (-1)	2,303 (+1%)	6mo	$149,900	$65	62
1603 S 10th St	0.68mi	4/2.0	2,170 (-4%)	3mo	$140,000	$65	58
809 S 10th St	0.26mi	3/2.0 (-1)	1,957 (-14%)	8mo	$70,000	$36	53
119 S 8th St	0.50mi	3/2.5 (-1)	2,082 (-8%)	5mo	$90,000	$43	52
205 South Marshall St	0.70mi	4/2.0	2,406 (+6%)	9mo	$75,000	$31	50
407 S Gunnison St	0.66mi	4/2.0	1,999 (-12%)	2mo	$159,200	$80	48
120 Grand St	0.67mi	3/2.0 (-1)	1,971 (-13%)	3mo	$118,000	$60	39

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: —
• Equity multiple: 7.18×
• Total profit: $50,168
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 15.09×
• Total profit: $114,409
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $861

Break-even live

Break-even rent $266

Max offer price $29,000

Occupancy floor 31%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $29,000 Active 128 DOM
2. 2026-06-18
   days on market $29,000 Active 127 DOM
3. 2026-06-17
   days on market $29,000 Active 126 DOM
4. 2026-06-16
   days on market $29,000 Active 125 DOM
5. 2026-06-15
   days on market $29,000 Active 124 DOM
6. 2026-06-14
   days on market $29,000 Active 122 DOM
7. 2026-06-12
   days on market $29,000 Active 121 DOM
8. 2026-06-09
   days on market $29,000 Active 118 DOM
9. 2026-06-08
   days on market $29,000 Active 117 DOM
10. 2026-06-07
    days on market $29,000 Active 116 DOM
11. 2026-06-07
    days on market $29,000 Active 115 DOM
12. 2026-06-03
    days on market $29,000 Active 112 DOM
13. 2026-06-02
    days on market $29,000 Active 111 DOM
14. 2026-06-01
    days on market $29,000 Active 110 DOM
15. 2026-05-31
    days on market $29,000 Active 109 DOM
16. 2026-05-30
    days on market $29,000 Active 108 DOM
17. 2026-04-03
    price $29,000 54-char remark

    Show marketing remark (54 chars)

    Four Bedroom and Two Bathroom house. New roof in 2025.

18. 2026-02-11
    listed $32,500 Active 54-char remark

    Show marketing remark (54 chars)

    Four Bedroom and Two Bathroom house. New roof in 2025.

19. 2022-05-05
    soldstatus $20,000 174-char remark

    Show marketing remark (174 chars)

    Bring your tool belt! This home is four bedrooms with two bathrooms. Seller is offering home in AS IS condition. Please schedule a showing during the day no utilities are on.

20. 2022-02-03
    listed $29,900 174-char remark

    Show marketing remark (174 chars)

    Bring your tool belt! This home is four bedrooms with two bathrooms. Seller is offering home in AS IS condition. Please schedule a showing during the day no utilities are on.

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $550 · $46/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: $16,269
• − Mortgage interest: −$1,624
• − Property taxes: −$550
• − Insurance: −$145
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$844
• Taxable income: $10,503
• Est. tax owed @ 24.0%: −$2,521
• After-tax cash flow: $7,812/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

-3.0% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $29,000 IAR
• 2026-02-11 Listed $32,500 IAR
• 2022-05-05 Sold (MLS) $20,000 IAR
• 2022-02-03 Listed $29,900 IAR

Property tax history

-8.0%/yr

Latest (2025): $550 · -50.5% YoY. Source: county tax records.