1903 New Vienna Rd · New Vienna, IA 52065

$107,500

3 bd · 2.0 ba · 1,904 sqft · MultiFamily public records · 33 Days on market

Built 1890 4,977 sqft lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Unfinished property looking for the next owner to complete. CAN BE SINGLE-FAMILY OR DUPLEX! Great large home located in quiet and beautiful New Vienna, IA. Minutes away from Dyersville and Field of Dreams. Property has been a duplex for many years. Previous owner began conversion to single family. Property has newer roof, tons of drywall/plaster work already done. Is a blank slate and ready for flooring, cabinets, fixtures, and paint. Property has active electric service and modern electrical (no knob and tube). Separated water and gas services.

Key facts

• Newer roof
• Modern electrical
• 4,977 sq ft lot

Tags

• NEWER ROOF
• ACTIVE ELECTRIC SERVICE
• MODERN ELECTRICAL

Property features AI

Finance

• Other: Lot dimensions about 63 x 79 (0.11 acre)
• Financial info: Annual tax amount listed

Exterior

• Parking: No on-site parking listed
• Utilities: Public water; Public sewer; Other utilities listed
• Home design: Duplex (residential income property); Approximately 952 above-grade finished area; Zoned C
• Construction: Frame construction with wood siding
• Exterior features: Slate roof

Interior

• Heating & cooling: Electric heating available; Forced air heating; Natural gas heating; No cooling system listed
• Interior features: Partially finished crawl space basement
• Laundry & utility: No built-in laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $108k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#426 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety C-, amenities F, commute F.
• Western Dubuque Community School District (rural): math 81% / reading 81% proficiency, ranked #22 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Western Dubuque High School (math 79% / reading 84%, grade A, #24 of 336 statewide, top 8%, 920 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($743 loan paydown + $9k appreciation (8.4% local appreciation)).
• Dubuque County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1890 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.72%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 4.45×
• Total profit: $103,840
• Equity at exit: $84,318

10-year hold

• IRR: 44.3%
• Equity multiple: 9.61×
• Total profit: $259,051
• Equity at exit: $169,959

Cash invested: $30,100 (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 52065

• Home prices YoY: 5.5%
• Active inventory: 6
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $896

Break-even live

Break-even rent $890

Max offer price $107,500

Occupancy floor 51%

Sensitivity live

Price	-10% $957	-5% $926	+0% $896	+5% $865	+10% $835
Rent	-10% $736	-5% $816	+0% $896	+5% $976	+10% $1,056
Rate	-1.0pp $950	-0.5pp $923	base $896	+0.5pp $868	+1.0pp $840

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,024
Total (2 units)			$2,024

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $107,500 Active 33 DOM
2. 2026-06-18
   days on market $107,500 Active 31 DOM
3. 2026-06-17
   days on market $107,500 Active 30 DOM
4. 2026-06-17
   price $107,500 Active 29 DOM
5. 2026-06-16
   days on market $109,000 Active 29 DOM
6. 2026-06-15
   days on market $109,000 Active 28 DOM
7. 2026-06-13
   days on market $109,000 Active 26 DOM
8. 2026-06-12
   days on market $109,000 Active 25 DOM
9. 2026-06-09
   days on market $109,000 Active 22 DOM
10. 2026-06-09
    price $109,000 Active 21 DOM
11. 2026-06-08
    days on market $119,000 Active 21 DOM
12. 2026-06-07
    days on market $119,000 Active 20 DOM
13. 2026-06-07
    days on market $119,000 Active 19 DOM
14. 2026-06-04
    days on market $119,000 Active 16 DOM
15. 2026-06-02
    days on market $119,000 Active 15 DOM
16. 2026-06-01
    days on market $119,000 Active 14 DOM
17. 2026-05-31
    days on market $119,000 Active 13 DOM
18. 2026-05-31
    days on market $119,000 Active 12 DOM
19. 2026-05-18
    listed $119,000 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: $1,134 · $94/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$277/yr (+$23/mo · 24.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,288
• − Mortgage interest: −$6,022
• − Property taxes: −$1,134
• − Insurance: −$538
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$3,127
• Taxable income: $9,581
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $8,452/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: Western Dubuque Community School District
• NCES district ID: 1931350
• Math proficiency: 81% ▼ -2.00%
• Reading proficiency: 81% ▲ 3.00%
• Median HH income: $61,246
• Composite: 69.57/100
• National rank: #299
• State rank: #22 of 289 in IA

Livability — New Vienna

• Score: 68/100
• State rank: #426
• US rank: #9154

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Vienna, IA
• Population (ZIP): 729

Population outlook (Dubuque County) Hauer SSP2

• Today (2025): 103,359 people
• By 2030: 106,472 · +3.0%
• By 2040: 112,043 · +8.4%
• By 2050: 116,553 · +12.8%
• By 2075: 128,014 · +23.9%
• By 2100: 132,892 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Pacific Islander 1%
• Common ancestry: Portuguese 4% Lithuanian 1% Italian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dubuque

• 2024 margin: Lean R (+8.6) · D 45.1% · R 53.7% · Other 1.2%
• 2008→2024 swing: -29.4pp toward R · 2008: 20.8pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+2.9 2016: R+1.2 2012: D+14.5 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.36%
• Current HPI: 160.37
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-18 Listed $119,000 NEIRBR as distributed by MLS GRID

Property tax history

-0.5%/yr

Latest (2025): $1,134 · +73.9% YoY. Source: county tax records.