2106 Kleine St · Dubuque, IA 52001

$139,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 22 Days on market

Built 1900 Est $146k · at est.

---

Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +9.6/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No investor purchaser for the first 20 days. furnace does not work. made to

Key facts

• Built 1900
• Listed 21 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two-story
• Construction: Shingle roof; Stone foundation; Built area above grade: 640
• Exterior features: Front porch; Shed(s)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (6.5% below list).
• Recommended offer: $130k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Prescott Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 370 students, 76% 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 56% FRL vs 32% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 64% district-wide (-16 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; 7 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 $961 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 22 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $88k; list at $139k implies a 58% 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 $129,989 (6.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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: 0.94% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2243 White St	0.25mi	3/2.0	1,312 (+2%)	1mo	$143,000	$109	80
2417 Jackson St	0.36mi	3/1.0	1,248 (-2%)	1mo	$63,000	$50	78
328 Chappel Ct	0.04mi	2/1.5 (-1)	1,176 (-8%)	0mo	$150,000	$128	77
2418 White St	0.35mi	3/1.5	1,317 (+3%)	1mo	$150,000	$114	76
2687 Central Ave	0.60mi	3/1.0	1,264 (-1%)	1mo	$20,000	$16	69
2641 Fulton St	0.52mi	3/1.5	1,318 (+3%)	2mo	$200,000	$152	67
2491 Jackson St	0.41mi	3/1.5	1,376 (+8%)	0mo	$149,000	$108	66
615 E 24th St	0.53mi	2/1.5 (-1)	1,304 (+2%)	0mo	$70,000	$54	65
2501 Windsor Ave	0.60mi	3/2.0	1,256 (-2%)	3mo	$197,000	$157	62
655 Regent St	0.53mi	3/1.0	1,176 (-8%)	0mo	$64,000	$54	61
700 Kaufmann Ave	0.62mi	3/2.0	1,150 (-10%)	1mo	$212,000	$184	50
660 Kaufmann Ave	0.57mi	2/2.5 (-1)	1,176 (-8%)	1mo	$150,000	$128	48

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-11,875
• Equity at exit: $20,725

10-year hold

• IRR: 4.4%
• Equity multiple: 1.36×
• Total profit: $14,091
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$729
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $112

Break-even live

Break-even rent $1,158

Max offer price $139,000

Occupancy floor 86%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	43d	1	0.33mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	0.47mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	43d	1	0.74mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	43d	3	0.83mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	0.98mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	43d	1	0.99mi
1742 Delhi St Dubuque, IA	2.0	1.5	1534	$1,300	$0.85	43d	1	1.25mi

Listing history 28 events

1. 2026-06-19
   days on market $139,000 Active 22 DOM
2. 2026-06-18
   days on market $139,000 Active 21 DOM
3. 2026-06-17
   days on market $139,000 Active 20 DOM
4. 2026-06-16
   days on market $139,000 Active 19 DOM
5. 2026-06-15
   days on market $139,000 Active 18 DOM
6. 2026-06-14
   days on market $139,000 Active 16 DOM
7. 2026-06-13
   days on market $139,000 Active 15 DOM
8. 2026-06-10
   days on market $139,000 Active 13 DOM
9. 2026-06-09
   days on market $139,000 Active 12 DOM
10. 2026-06-08
    days on market $139,000 Active 11 DOM
11. 2026-06-07
    days on market $139,000 Active 10 DOM
12. 2026-06-05
    days on market $139,000 Active 7 DOM
13. 2026-06-03
    days on market $139,000 Active 6 DOM
14. 2026-06-02
    days on market $139,000 Active 5 DOM
15. 2026-06-01
    days on market $139,000 Active 4 DOM
16. 2026-05-31
    days on market $139,000 Active 3 DOM
17. 2026-05-30
    days on market $139,000 Active 2 DOM
18. 2026-05-28
    listed $139,000 Active
19. 2025-08-11
    soldstatus $87,751
20. 2024-12-17
    soldstatus $3,648,011
21. 2024-10-18
    price $119,000
22. 2024-09-17
    price $121,000
23. 2024-09-10
    price $122,000
24. 2024-08-28
    listed $124,000 Active
25. 2023-11-03
    soldstatus $3,991,500
26. 2017-12-01
    soldstatus $2,760,131
27. 2015-01-29
    soldstatus $30,000 75-char remark

    Show marketing remark (75 chars)

    No investor purchaser for the first 20 days. furnace does not work. made to

28. 2014-12-18
    listed $32,900 75-char remark

    Show marketing remark (75 chars)

    No investor purchaser for the first 20 days. furnace does not work. made to

ⓘ 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: $1,860 · $155/mo
• Expected delta: +$322/yr (+$27/mo · 20.9%)

ⓘ 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: $15,599
• − Mortgage interest: −$7,786
• − Property taxes: −$1,538
• − Insurance: −$695
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,044
• Taxable loss: −$960
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,573/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

+322.5% since first listed

11 events — show timeline

• 2026-05-28 Listed $139,000 ECIMLS
• 2025-08-11 Sold (Public Records) $87,751 Public Records
• 2024-12-17 Sold (Public Records) $3,648,011 Public Records
• 2024-10-18 Price Changed $119,000 ECIMLS
• 2024-09-17 Price Changed $121,000 ECIMLS
• 2024-09-10 Price Changed $122,000 ECIMLS
• 2024-08-28 Listed $124,000 ECIMLS
• 2023-11-03 Sold (Public Records) $3,991,500 Public Records
• 2017-12-01 Sold (Public Records) $2,760,131 Public Records
• 2015-01-29 Sold (MLS) $30,000 ECIMLS
• 2014-12-18 Listed $32,900 ECIMLS

Property tax history

+2.5%/yr

Latest (2025): $1,538 · +3.1% YoY. Source: county tax records.