2311 Queen St · Dubuque, IA 52001

$165,000

2 bd · 3.0 ba · 2,288 sqft · MultiFamily public records · 16 Days on market

Built 1870 5,500 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Multi-family units

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

Listing remarks

Very nice property-Great investment with good tenants!! 1st floor apartment has a bonus room that does not have a window. 1st floor tenant uses the 2-car garage, upstairs parks next to garage. Front enclosed porch serves as entry to both apartments. There is a side enclosed porch in both apartments. Both apartments have private laundry rooms in their apartments.

Key facts

• Front enclosed porch
• Bonus room
• 2 car garage

Tags

• BONUS ROOM
• 2 CAR GARAGE
• FRONT ENCLOSED PORCH
• SIDE ENCLOSED PORCH
• PRIVATE LAUNDRY ROOMS

Property features AI

Finance

• Financial info: Rents reported: $725 for the 2-bedroom unit; $875 for the 1-bedroom unit
• HOA & community: Association laundry available

Exterior

• Parking: Off-street parking; Detached garage with garage door opener; Total 2 parking spaces
• Home design: Duplex (residential income); Two stories
• Construction: Stone foundation
• Exterior features: Shingle roof; Lot approximately 50 x 110; Zoned R2A

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Unit: 2-bedroom; Unit: 1-bedroom
• Bathrooms: Unit: 1 bathroom (2-bedroom unit); Unit: 1 bathroom (1-bedroom unit)
• Heating & cooling: Central air conditioning; Forced-air heating (natural gas)
• Interior features: Refrigerator; Range; Full basement
• Laundry & utility: Laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Zoned schools: Audubon Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 281 students, 77% FRL); Hempstead High School (math 64% / reading 71%, grade B, #186 of 336 statewide, top 57%, 1,584 students, 38% FRL) — zoned schools average 58% FRL vs 32% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 64% district-wide (-17 pts) — the specific schools serving this property underperform the Dubuque Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).
• At $2,342/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 1940% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $80,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Central Ave	0.24mi	3/2.0 (+1)	2,128 (-7%)	22mo	$75,000	$35	50

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: 15.3%
• Equity multiple: 1.64×
• Total profit: $29,348
• Equity at exit: $24,602

10-year hold

• IRR: 25.8%
• Equity multiple: 3.53×
• Total profit: $117,107
• Equity at exit: $14,266

Cash invested: $46,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$865
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $781

Break-even live

Break-even rent $1,354

Max offer price $165,000

Occupancy floor 62%

Sensitivity live

Price	-10% $874	-5% $828	+0% $781	+5% $734	+10% $687
Rent	-10% $596	-5% $688	+0% $781	+5% $873	+10% $966
Rate	-1.0pp $864	-0.5pp $823	base $781	+0.5pp $738	+1.0pp $695

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,342
Total (2 units)			$2,342

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	44d	3	0.93mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	44d	1	1.46mi

Listing history 13 events

1. 2026-06-19
   days on market $165,000 Active 16 DOM
2. 2026-06-18
   days on market $165,000 Active 15 DOM
3. 2026-06-17
   days on market $165,000 Active 14 DOM
4. 2026-06-16
   days on market $165,000 Active 13 DOM
5. 2026-06-15
   days on market $165,000 Active 12 DOM
6. 2026-06-14
   days on market $165,000 Active 10 DOM
7. 2026-06-13
   days on market $165,000 Active 9 DOM
8. 2026-06-10
   days on market $165,000 Active 7 DOM
9. 2026-06-09
   days on market $165,000 Active 6 DOM
10. 2026-06-08
    days on market $165,000 Active 5 DOM
11. 2026-06-07
    days on market $165,000 Active 4 DOM
12. 2026-06-03
    remarks 365-char remark
13. 2026-06-03
    listed $165,000 Active 1 DOM

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$483/yr (+$40/mo · 29.8%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,104
• − Mortgage interest: −$9,243
• − Property taxes: −$1,624
• − Insurance: −$825
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$4,800
• Taxable income: $7,116
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $7,662/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

1 event — show timeline

• 2026-06-02 Listed $165,000 ECIMLS

Property tax history

-0.1%/yr

Latest (2025): $1,624 · +2.7% YoY. Source: county tax records.