1360 Dell St · Dubuque, IA 52001

$57,500

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 44 Days on market

Built 1900 $65/sqft · 61% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located at 1360 Dell St, this 3-bedroom, 1-bath home is full of potential for investors, flippers, or homeowners looking for an affordable home they can make their own. Offering a functional layout with three bedrooms and plenty of opportunity to add value, this property is ready for your vision and updates. Whether you're searching for your next rental, flip, or a budget-friendly home to personalize over time, this fixer-upper offers strong upside potential. Bring your ideas and turn this opportunity into something special!

Key facts

• Built 1900
• Listed 43 days

Property features AI

Finance

• Other: Zoning: R; Lot dimensions approximately 20' x 60'

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two levels
• Construction: Stone foundation; Built area above grade: 880
• Exterior features: No notable exterior features listed; Shingle roof

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Refrigerator; Range; No fireplace
• Laundry & utility: Laundry on the main level; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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.
• Zoned schools: Lincoln Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 255 students, 68% FRL); Dubuque Senior High School (math 63% / reading 74%, grade B, #181 of 336 statewide, top 54%, 1,435 students, 36% FRL) — zoned schools average 52% FRL vs 32% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 5 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 $398 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.14% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.80%
• DSCR: 2.73
• GRM: 3.9

CMA / ARV

• ARV (median comp): $147,102
• List price: $57,500
• Delta: -60.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 W Locust St	0.67mi	3/1.0	864 (-2%)	1mo	$165,000	$191	65
1505 Cornell St	0.09mi	2/1.0 (-1)	965 (+10%)	13mo	$103,000	$107	64
1090 Edina St	0.53mi	2/1.0 (-1)	921 (+5%)	2mo	$166,000	$180	61
352 Kaufmann Ave	0.62mi	2/2.0 (-1)	887 (+1%)	2mo	$110,000	$124	60
433 W Locust St	0.27mi	3/1.0	1,008 (+14%)	14mo	$65,000	$64	51
2153 Kleine St	0.57mi	2/1.0 (-1)	899 (+2%)	17mo	$127,000	$141	51
495 Clark St	0.22mi	2/1.0 (-1)	800 (-9%)	23mo	$75,000	$94	50
1020 Kirkwood St	0.61mi	2/1.0 (-1)	914 (+4%)	12mo	$147,000	$161	50
1063 Edina St	0.55mi	2/1.5 (-1)	960 (+9%)	15mo	$137,500	$143	40

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: 38.2%
• Equity multiple: 2.69×
• Total profit: $27,244
• Equity at exit: $8,573

10-year hold

• IRR: 46.0%
• Equity multiple: 6.04×
• Total profit: $81,142
• Equity at exit: $4,972

Cash invested: $16,100 (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 52001

• Rents YoY: 5.6%
• Active inventory: 225
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$302
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $521

Break-even live

Break-even rent $574

Max offer price $57,500

Occupancy floor 53%

Sensitivity live

Price	-10% $553	-5% $537	+0% $521	+5% $504	+10% $488
Rent	-10% $423	-5% $472	+0% $521	+5% $569	+10% $618
Rate	-1.0pp $550	-0.5pp $535	base $521	+0.5pp $506	+1.0pp $491

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	44d	1	0.18mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	44d	1	0.29mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	44d	1	0.37mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	44d	1	0.40mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	44d	1	0.87mi

Listing history 19 events

1. 2026-06-19
   days on market $57,500 Active 44 DOM
2. 2026-06-18
   days on market $57,500 Active 43 DOM
3. 2026-06-17
   days on market $57,500 Active 42 DOM
4. 2026-06-16
   days on market $57,500 Active 41 DOM
5. 2026-06-15
   days on market $57,500 Active 40 DOM
6. 2026-06-14
   days on market $57,500 Active 38 DOM
7. 2026-06-13
   pricedays on market $57,500 Active 37 DOM
8. 2026-06-10
   days on market $65,000 Active 35 DOM
9. 2026-06-09
   days on market $65,000 Active 34 DOM
10. 2026-06-08
    days on market $65,000 Active 33 DOM
11. 2026-06-07
    days on market $65,000 Active 32 DOM
12. 2026-06-05
    days on market $65,000 Active 29 DOM
13. 2026-06-03
    days on market $65,000 Active 28 DOM
14. 2026-06-02
    days on market $65,000 Active 27 DOM
15. 2026-06-01
    days on market $65,000 Active 26 DOM
16. 2026-05-31
    days on market $65,000 Active 25 DOM
17. 2026-05-30
    days on market $65,000 Active 24 DOM
18. 2026-05-06
    listed $70,000 Active 530-char remark
19. 2004-11-15
    soldstatus $38,500

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 5/10 Major FEMA zone X (unshaded) · 54% 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: $14,800
• − Mortgage interest: −$3,221
• − Property taxes: −$1,538
• − Insurance: −$288
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,673
• Taxable income: $5,712
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $4,877/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

+49.4% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $57,500 ECIMLS
• 2026-05-19 Price Changed $65,000 ECIMLS
• 2026-05-06 Listed $70,000 ECIMLS
• 2004-11-15 Sold (Public Records) $38,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,538 · +16.5% YoY. Source: county tax records.