361 Clinton Ave · East Dubuque, IL 61025

$149,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 50 Days on market

Built 1900 $115/sqft · at area comps Est $143k · at est. ↓ 3% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• ARV discount +5.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SUNDAY JUNE 21st - 12:30 - 1:30 Perched atop one of the scenic hills of East Dubuque, 361 Clinton Avenue is a home filled with character, history, and opportunity. This charming 3-bedroom, 1-bath residence has been lovingly cared for by the same owner for nearly 60 years—a true testament to its warmth and livability. Inside, you’ll find beautifully refinished, gleaming wood floors that bring brightness and timeless appeal to the space. While the home is fully functional and move-in ready, the seller continues to improve the property and invites the next owner to add their own vision and updates to bring it to modern standards. Step outside and enjoy the large front

Key facts

• 0.31-acre lot
• One-car garage
• Elevated views

Tags

• LARGE FRONT WOOD DECK
• ELEVATED VIEWS
• 0.31-ACRE LOT
• ONE-CAR GARAGE

Property features AI

Exterior

• Parking: 1 parking space (off-site)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Shingle roof; Stone foundation; Approximately 1,300 above-grade finished area
• Exterior features: Deck; Zoned residential lot

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Window treatments; Full basement
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#349 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• East Dubuque USD 119 (suburban): math 27% / reading 41% proficiency, ranked #196 of 620 in IL (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Dubuque Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 348 students, 0% FRL); East Dubuque Jr High (math 37% / reading 62%, grade C, #51 of 665 statewide, top 9%, 89 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 58 units permitted in Jo Daviess County in 2024 (0 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.
• Jo Daviess County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $142,511
• List price: $149,000
• Delta: 4.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 Wisconsin St	0.18mi	3/1.5	1,344 (+3%)	8mo	$110,000	$82	77
400 Livingston Ave	0.12mi	3/2.5	1,224 (-6%)	6mo	$158,000	$129	74
324 Wisconsin Ave	0.21mi	2/1.5 (-1)	1,301 (+0%)	13mo	$65,000	$50	72
301 Gramercy St	0.19mi	3/1.0	1,458 (+12%)	2mo	$130,000	$89	69
450 Oxford St	0.10mi	3/1.5	1,152 (-11%)	10mo	$187,527	$163	66
203 Wisconsin St	0.23mi	2/2.0 (-1)	1,164 (-10%)	6mo	$100,000	$86	58
390 Greenwood Ave	0.19mi	3/1.5	1,129 (-13%)	13mo	$139,900	$124	56
174 Wisconsin Ave	0.28mi	3/1.0	1,110 (-15%)	13mo	$168,000	$151	52
209 Hill St	0.37mi	3/1.0	1,140 (-12%)	21mo	$184,900	$162	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,648
• Equity at exit: $22,216

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $27,605
• Equity at exit: $12,883

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61025

• Home prices YoY: -33.0%
• Active inventory: 28
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $353

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 75%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	3	1.24mi

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 50 DOM
2. 2026-06-18
   days on market $149,000 Active 49 DOM
3. 2026-06-17
   days on market $149,000 Active 48 DOM
4. 2026-06-16
   days on market $149,000 Active 47 DOM
5. 2026-06-15
   days on market $149,000 Active 46 DOM
6. 2026-06-14
   days on market $149,000 Active 44 DOM
7. 2026-06-13
   days on market $149,000 Active 43 DOM
8. 2026-06-10
   days on market $149,000 Active 41 DOM
9. 2026-06-09
   days on market $149,000 Active 40 DOM
10. 2026-06-08
    days on market $149,000 Active 39 DOM
11. 2026-06-07
    days on market $149,000 Active 38 DOM
12. 2026-06-05
    days on market $149,000 Active 35 DOM
13. 2026-06-03
    days on market $149,000 Active 34 DOM
14. 2026-06-02
    days on market $149,000 Active 33 DOM
15. 2026-06-01
    days on market $149,000 Active 32 DOM
16. 2026-05-31
    days on market $149,000 Active 31 DOM
17. 2026-05-30
    days on market $149,000 Active 30 DOM
18. 2026-04-29
    listed $153,000 Active 1234-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,000
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,335
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,759/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: East Dubuque USD 119
• NCES district ID: 1713050
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 41% ▲ 10.00%
• Median HH income: $56,070
• Composite: 30.05/100
• National rank: #6353
• State rank: #196 of 620 in IL

Livability — East Dubuque

• Score: 71/100
• State rank: #349
• US rank: #7101

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Dubuque, IL
• Population (ZIP): 4,331

Population outlook (Jo Daviess County) Hauer SSP2

• Today (2025): 20,420 people
• By 2030: 19,405 · -5.0%
• By 2040: 17,244 · -15.6%
• By 2050: 15,357 · -24.8%
• By 2075: 11,760 · -42.4%
• By 2100: 8,355 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 3% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jo Daviess

• 2024 margin: R (+16.8) · D 40.8% · R 57.6% · Other 1.6%
• 2008→2024 swing: -27.3pp toward R · 2008: 10.5pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+16.5 2016: R+14.9 2012: D+1.1 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.00%
• Current HPI: 196.7389
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-2.6% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $149,000 ECIMLS
• 2026-04-29 Listed $153,000 ECIMLS

Property tax history

-0.7%/yr

Latest (2025): $295 · -1.4% YoY. Source: county tax records.