1035 W 5th St · Dubuque, IA 52001

$145,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 32 Days on market

Built 1896 Est $161k · 10% under

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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).

• ARV discount +12.0/15.0
• Cash flow +11.7/30.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been wanting an older home with character and charm located in a quiet but central place in Dubuque, then look no further! Complete with fenced yard and back porch, stone touches on front porch and kitchen floor. Two bedrooms and one full bath upstairs. Tucked away from street traffic. Reach out to your agent today! Seller is licensed Realtor in Iowa.

Key facts

• Easy access
• Fenced yard
• Stone accents

Tags

• FENCED YARD
• BACK PORCH
• STONE ACCENTS
• QUIET LOCATION
• EASY ACCESS

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Shingle roof; Stone foundation
• Construction: Detached single-family construction
• Exterior features: Fire pit; Deck; Patio; Porch; Fenced yard; Shed

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Window treatments; No fireplace
• Laundry & utility: Laundry on main level; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (18.6% below list).
• Recommended offer: $118k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 10 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 $1k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,042 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.81% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $161,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1365 Solon St	0.29mi	3/1.0 (+1)	1,078 (-4%)	2mo	$170,000	$158	72
89 Hill St	0.30mi	2/1.0	1,228 (+9%)	4mo	$178,000	$145	68
1615 Adair St	0.64mi	2/1.0	1,168 (+4%)	6mo	$75,000	$64	59
1594 Wood St	0.57mi	2/1.0	1,194 (+6%)	6mo	$150,000	$126	59
1380 Reeder St	0.37mi	3/1.5 (+1)	1,064 (-6%)	9mo	$162,000	$152	59
330 N Algona St	0.72mi	2/1.0	1,080 (-4%)	4mo	$142,500	$132	56
1556 Auburn St	0.69mi	2/1.0	1,038 (-8%)	1mo	$160,830	$155	54
1920 W 3rd St	0.61mi	2/1.0	1,008 (-11%)	6mo	$170,000	$169	48
1764 Bennett St	0.53mi	3/1.5 (+1)	1,296 (+15%)	3mo	$185,000	$143	41
645 Angella St	0.71mi	2/1.0	1,263 (+12%)	8mo	$96,000	$76	40
605 W 17th St	0.67mi	3/1.5 (+1)	1,232 (+9%)	9mo	$45,000	$37	39
1020 Cleveland Ave	0.68mi	3/1.0 (+1)	1,272 (+13%)	7mo	$120,000	$94	36

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: -15.6%
• Equity multiple: 0.43×
• Total profit: $-23,003
• Equity at exit: $21,620

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-9,637
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$760
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-43

Break-even live

Break-even rent $1,234

Max offer price $137,472

Occupancy floor 99%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nevada St Unit 520-2 Dubuque, IA	1.0	1.5	900	$1,100	$1.22	43d	1	0.07mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	0.25mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	43d	1	0.30mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	43d	1	0.43mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	43d	1	0.85mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	0.89mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	43d	1	0.94mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	43d	3	0.97mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	43d	1	0.98mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	43d	1	1.39mi

Listing history 27 events

1. 2026-06-19
   days on market $145,000 Active 32 DOM
2. 2026-06-18
   days on market $145,000 Active 31 DOM
3. 2026-06-17
   days on market $145,000 Active 30 DOM
4. 2026-06-17
   price $145,000 Active 29 DOM
5. 2026-06-16
   days on market $150,000 Active 29 DOM
6. 2026-06-15
   days on market $150,000 Active 28 DOM
7. 2026-06-14
   days on market $150,000 Active 26 DOM
8. 2026-06-13
   days on market $150,000 Active 25 DOM
9. 2026-06-10
   days on market $150,000 Active 23 DOM
10. 2026-06-09
    days on market $150,000 Active 22 DOM
11. 2026-06-08
    days on market $150,000 Active 21 DOM
12. 2026-06-07
    days on market $150,000 Active 20 DOM
13. 2026-06-05
    days on market $150,000 Active 17 DOM
14. 2026-06-03
    days on market $150,000 Active 16 DOM
15. 2026-06-02
    days on market $150,000 Active 15 DOM
16. 2026-06-01
    days on market $150,000 Active 14 DOM
17. 2026-05-31
    days on market $150,000 Active 13 DOM
18. 2026-05-30
    days on market $150,000 Active 12 DOM
19. 2026-05-18
    listed $150,000 Active
20. 2025-05-22
    historical $985
21. 2025-04-17
    listed $985
22. 2023-08-24
    soldstatus $130,000 Closed 365-char remark

    Show marketing remark (365 chars)

    If you have been wanting an older home with character and charm located in a quiet but central place in Dubuque, then look no further! Complete with fenced yard and back porch, stone touches on front porch and kitchen floor. Two bedrooms and one full bath upstairs. Tucked away from street traffic. Reach out to your agent today! Seller is licensed Realtor in Iowa.

23. 2023-06-02
    status Pending 365-char remark

    Show marketing remark (365 chars)

    If you have been wanting an older home with character and charm located in a quiet but central place in Dubuque, then look no further! Complete with fenced yard and back porch, stone touches on front porch and kitchen floor. Two bedrooms and one full bath upstairs. Tucked away from street traffic. Reach out to your agent today! Seller is licensed Realtor in Iowa.

24. 2023-05-17
    listed $135,000 Active 365-char remark

    Show marketing remark (365 chars)

    If you have been wanting an older home with character and charm located in a quiet but central place in Dubuque, then look no further! Complete with fenced yard and back porch, stone touches on front porch and kitchen floor. Two bedrooms and one full bath upstairs. Tucked away from street traffic. Reach out to your agent today! Seller is licensed Realtor in Iowa.

25. 2022-09-02
    status Pending
26. 2022-08-30
    listed $132,000 Active
27. 2017-12-01
    soldstatus $1,173,778

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $2,064 · $172/mo
• Expected delta: +$212/yr (+$18/mo · 11.5%)

ⓘ 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 ≥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: $14,165
• − Mortgage interest: −$8,122
• − Property taxes: −$1,852
• − Insurance: −$725
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$4,218
• Taxable loss: −$3,019
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $213/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

-87.2% since first listed

9 events — show timeline

• 2026-05-18 Listed $150,000 ECIMLS
• 2025-05-22 Rental Removed $985 BUILDIUM
• 2025-04-17 Listed for Rent $985 BUILDIUM
• 2023-08-24 Sold (MLS) $130,000 ECIMLS
• 2023-06-02 Pending — ECIMLS
• 2023-05-17 Listed $135,000 ECIMLS
• 2022-09-02 Pending — ECIMLS
• 2022-08-30 Listed $132,000 ECIMLS
• 2017-12-01 Sold (Public Records) $1,173,778 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,852 · +36.6% YoY. Source: county tax records.