2268 Washington St · Dubuque, IA 52001

$130,000

4 bd · 2.5 ba · 1,632 sqft · SingleFamily public records · 99 Days on market

Built 1900 $80/sqft · 15% below area Est $150k · 13% 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 +24.2/30.0
• ARV discount +13.5/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bathroom home located near Bee Branch with a trail path right in the backyard, perfect for enjoying the outdoors. This home features beautiful hardwood floors and a spacious layout ready for its next owner. Relax or entertain on the back deck while taking in the peaceful surroundings and easy access to the nearby trail. Convenient location with great outdoor amenities just steps away. Schedule your showing today!

Key facts

• Outdoor amenities
• Back deck
• Hardwood floors

Tags

• BACK DECK
• HARDWOOD FLOORS
• SPACIOUS LAYOUT
• OUTDOOR AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.5% in Dubuque — 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 89/100 on livability (#7 in IA, #119 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-.
• Dubuque Community School District (urban): math 63% / reading 65% proficiency, ranked #205 of 289 in IA (top 71%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dubuque County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.12% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $149,887
• List price: $130,000
• Delta: -13.27%
• 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
155 W 24 St	0.24mi	3/2.0 (-1)	1,720 (+5%)	1mo	$85,000	$49	72
379 Kaufmann Ave	0.39mi	3/2.0 (-1)	1,668 (+2%)	1mo	$177,500	$106	70
2415 Queen St	0.18mi	3/1.0 (-1)	1,526 (-6%)	5mo	$78,000	$51	66
316 Kaufmann Ave	0.34mi	3/2.0 (-1)	1,536 (-6%)	3mo	$145,000	$94	65
1203 Rhomberg Ave	0.59mi	4/2.5	1,524 (-7%)	1mo	$170,000	$112	60
57 Diagonal St	0.41mi	3/1.0 (-1)	1,524 (-7%)	0mo	$170,000	$112	58
2839 Elm St	0.75mi	3/2.0 (-1)	1,650 (+1%)	2mo	$180,000	$109	55
1567 Elm St	0.52mi	3/2.0 (-1)	1,776 (+9%)	2mo	$105,000	$59	52
2529 Windsor Ave	0.35mi	3/1.5 (-1)	1,452 (-11%)	5mo	$174,000	$120	52
2710 Elm St	0.56mi	3/1.5 (-1)	1,524 (-7%)	3mo	$180,000	$118	51
600 Angella St	0.71mi	3/1.5 (-1)	1,492 (-9%)	1mo	$206,550	$138	42
2649 White St	0.47mi	3/1.0 (-1)	1,404 (-14%)	4mo	$110,000	$78	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 · 5.63% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-592
• Equity at exit: $19,383

10-year hold

• IRR: 11.8%
• Equity multiple: 2.04×
• Total profit: $37,977
• Equity at exit: $11,240

Cash invested: $36,400 (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 52001

• Rents YoY: 5.6%
• Active inventory: 225
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$682
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $259

Break-even live

Break-even rent $1,133

Max offer price $130,000

Occupancy floor 77%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	0.54mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	0.99mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	1.21mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	43d	1	1.31mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	43d	1	1.32mi
705 W 3rd St Dubuque, IA	5.0	2.0	1300	$1,400	$1.08	44d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $130,000 Active 99 DOM
2. 2026-06-18
   days on market $130,000 Active 98 DOM
3. 2026-06-17
   days on market $130,000 Active 97 DOM
4. 2026-06-16
   days on market $130,000 Active 96 DOM
5. 2026-06-15
   days on market $130,000 Active 95 DOM
6. 2026-06-14
   days on market $130,000 Active 93 DOM
7. 2026-06-13
   pricedays on market $130,000 Active 92 DOM
8. 2026-06-10
   days on market $150,000 Active 90 DOM
9. 2026-06-09
   days on market $150,000 Active 89 DOM
10. 2026-06-08
    days on market $150,000 Active 88 DOM
11. 2026-06-07
    days on market $150,000 Active 87 DOM
12. 2026-06-05
    days on market $150,000 Active 84 DOM
13. 2026-06-03
    days on market $150,000 Active 83 DOM
14. 2026-06-02
    days on market $150,000 Active 82 DOM
15. 2026-06-01
    days on market $150,000 Active 81 DOM
16. 2026-05-31
    days on market $150,000 Active 80 DOM
17. 2026-05-30
    days on market $150,000 Active 79 DOM
18. 2026-04-10
    price $150,000 438-char remark

    Show marketing remark (438 chars)

    Charming 4-bedroom, 2-bathroom home located near Bee Branch with a trail path right in the backyard, perfect for enjoying the outdoors. This home features beautiful hardwood floors and a spacious layout ready for its next owner. Relax or entertain on the back deck while taking in the peaceful surroundings and easy access to the nearby trail. Convenient location with great outdoor amenities just steps away. Schedule your showing today!

19. 2026-03-23
    price $160,000 438-char remark

    Show marketing remark (438 chars)

    Charming 4-bedroom, 2-bathroom home located near Bee Branch with a trail path right in the backyard, perfect for enjoying the outdoors. This home features beautiful hardwood floors and a spacious layout ready for its next owner. Relax or entertain on the back deck while taking in the peaceful surroundings and easy access to the nearby trail. Convenient location with great outdoor amenities just steps away. Schedule your showing today!

20. 2026-03-12
    listed $164,000 Active 438-char remark

    Show marketing remark (438 chars)

    Charming 4-bedroom, 2-bathroom home located near Bee Branch with a trail path right in the backyard, perfect for enjoying the outdoors. This home features beautiful hardwood floors and a spacious layout ready for its next owner. Relax or entertain on the back deck while taking in the peaceful surroundings and easy access to the nearby trail. Convenient location with great outdoor amenities just steps away. Schedule your showing today!

21. 2009-04-17
    soldstatus $80,000

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$64/yr (+$5/mo · 3.4%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,530
• − Mortgage interest: −$7,282
• − Property taxes: −$1,912
• − Insurance: −$650
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,782
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,842/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: Dubuque Community School District
• NCES district ID: 1909480
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $51,237
• Composite: 54.51/100
• National rank: #1345
• State rank: #205 of 289 in IA

Livability — Dubuque

• Score: 89/100
• State rank: #7
• US rank: #119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dubuque, IA
• County: Dubuque County · 60,106 people
• City population: 60,106
• Metro: Dubuque, IA
• Population (ZIP): 43,101
• Household income: $61,643
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1940.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 1% Pacific Islander 1%
• Common ancestry: Portuguese 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -156.36%
• Current HPI: 173.5536
• Rent YoY: ▲ 5.63%
• Metro: Dubuque, IA
• 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

+87.5% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $150,000 ECIMLS
• 2026-03-23 Price Changed $160,000 ECIMLS
• 2026-03-12 Listed $164,000 ECIMLS
• 2009-04-17 Sold (Public Records) $80,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,912 · +3.1% YoY. Source: county tax records.