943 High Bluff St · Dubuque, IA 52001

$76,900

3 bd · 2.0 ba · 592 sqft · SingleFamily public records · 47 Days on market

Built 1900 $130/sqft · at area comps Est $99k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Affordable living in this updated 2-story townhouse. features garden kitchen with custom wood countertops. Upstairs has three flexible rooms that offer versatile layouts for bedroom, home office or living room, with convenient outdoor access. Freshly painted with new carpet and recent improvements throughout, this move-in-ready home includes off-street parking and a private fenced yard. Great starter home or excellent investment at a hard to find price. Just 79,500

Key facts

• Built 1900
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 1 comparable units currently listed for rent nearby; 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $77k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,593 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1900 — 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 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?
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: 1.52% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $99,024
• List price: $76,900
• Delta: -22.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.84×
• Total profit: $18,086
• Equity at exit: $11,466

10-year hold

• IRR: 29.9%
• Equity multiple: 4.01×
• Total profit: $64,722
• Equity at exit: $6,649

Cash invested: $21,532 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$403
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $430

Break-even live

Break-even rent $624

Max offer price $76,900

Occupancy floor 58%

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	43d	1	0.76mi

Listing history 8 events

1. 2026-06-03
   days on market $76,900 Active 47 DOM
2. 2026-06-02
   days on market $76,900 Active 46 DOM
3. 2026-06-01
   days on market $76,900 Active 45 DOM
4. 2026-05-31
   days on market $76,900 Active 44 DOM
5. 2026-05-30
   days on market $76,900 Active 43 DOM
6. 2026-05-12
   price $76,900 469-char remark

   Show marketing remark (469 chars)

   Affordable living in this updated 2-story townhouse. features garden kitchen with custom wood countertops. Upstairs has three flexible rooms that offer versatile layouts for bedroom, home office or living room, with convenient outdoor access. Freshly painted with new carpet and recent improvements throughout, this move-in-ready home includes off-street parking and a private fenced yard. Great starter home or excellent investment at a hard to find price. Just 79,500

7. 2026-04-17
   listed $79,500 Active 469-char remark

   Show marketing remark (469 chars)

   Affordable living in this updated 2-story townhouse. features garden kitchen with custom wood countertops. Upstairs has three flexible rooms that offer versatile layouts for bedroom, home office or living room, with convenient outdoor access. Freshly painted with new carpet and recent improvements throughout, this move-in-ready home includes off-street parking and a private fenced yard. Great starter home or excellent investment at a hard to find price. Just 79,500

8. 2006-03-21
   soldstatus $34,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$258/yr (+$21/mo · 37.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,019
• − Mortgage interest: −$4,308
• − Property taxes: −$692
• − Insurance: −$384
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,237
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,162/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

+126.2% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $76,900 ECIMLS
• 2026-04-17 Listed $79,500 ECIMLS
• 2006-03-21 Sold (Public Records) $34,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $692 · +3.3% YoY. Source: county tax records.