262 Bradley St · Dubuque, IA 52003

$187,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 4 Days on market

Built 1962 $124/sqft · 13% below area Est $216k · 13% 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 +13.6/15.0
• Cash flow +9.1/30.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

South-end raised ranch near Dubuque Country Club. 3 BR's, 2 baths, and 1 car attached garage. This is an all brick, impeccably maintained home with 3 seasons room overlooking a perfectly groomed backyard. Needs cosmetic updating but the roof, HVAC, and windows are all in excellent shape. Offers will be presented as they come. However, Sellers are requesting a reasonable response time of 24-36 hours. $187,000

Key facts

• Dubuque country club
• All brick
• 3 seasons room

Tags

• RAISED RANCH
• DUBUQUE COUNTRY CLUB
• ALL BRICK
• 3 SEASONS ROOM
• PERFECTLY GROOMED BACKYARD
• ROOF IN EXCELLENT SHAPE

Property features AI

Exterior

• Parking: Heated garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One level
• Construction: Brick construction; Shingle roof; Concrete perimeter foundation; Built above grade finished area approximately 1,104
• Exterior features: Patio

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Window treatments; Full basement
• Laundry & utility: Laundry on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (23.8% below list).
• Recommended offer: $143k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Bryant Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 314 students, 31% FRL); George Washington Middle School (math 63% / reading 65%, grade B+, #166 of 246 statewide, top 68%, 624 students, 50% FRL); Dubuque Senior High School (math 63% / reading 74%, grade B, #181 of 336 statewide, top 54%, 1,435 students, 36% FRL).
• Market conditions: 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $142,530 (23.8% 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. Built in 1962 — 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 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (median comp): $216,055
• List price: $187,000
• Delta: -13.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Bradley St	0.00mi	3/2.0	1,504 (0%)	0mo	$216,500	$144	100
60 S Booth St	0.20mi	3/2.0	1,612 (+7%)	4mo	$235,000	$146	75
71 Lois St	0.36mi	3/1.5	1,556 (+4%)	2mo	$260,000	$167	74
408 S Grandview Ave	0.15mi	3/1.0	1,664 (+11%)	6mo	$212,500	$128	66
33 Meadow Ln	0.42mi	4/1.5 (+1)	1,580 (+5%)	5mo	$132,000	$84	61
1775 Hale St	0.49mi	3/2.0	1,360 (-10%)	3mo	$245,000	$180	59
1776 Grace St	0.65mi	3/1.5	1,424 (-5%)	1mo	$220,000	$154	58
392 Glen Oak St	0.57mi	2/1.5 (-1)	1,476 (-2%)	7mo	$174,000	$118	58
1405 University Ave	0.74mi	3/2.0	1,364 (-9%)	2mo	$230,000	$169	49
1564 Parkway St	0.47mi	3/1.5	1,715 (+14%)	6mo	$267,500	$156	48
1764 Bennett St	0.58mi	3/1.5	1,296 (-14%)	3mo	$185,000	$143	45
2163 Lombard St	0.57mi	3/1.0	1,288 (-14%)	1mo	$242,000	$188	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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-39,492
• Equity at exit: $27,882

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-46,199
• Equity at exit: $16,168

Cash invested: $52,360 (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 52003

• Active inventory: 250
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-144

Break-even live

Break-even rent $1,608

Max offer price $161,489

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-91	+0% $-144	+5% $-197	+10% $-250
Rent	-10% $-257	-5% $-201	+0% $-144	+5% $-88	+10% $-32
Rate	-1.0pp $-50	-0.5pp $-97	base $-144	+0.5pp $-193	+1.0pp $-242

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1742 Delhi St Dubuque, IA	2.0	1.5	1534	$1,300	$0.85	45d	1	0.67mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	45d	1	0.77mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	45d	1	0.78mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	45d	1	0.84mi

Listing history 2 events

1. 2026-05-11
   status Pending 411-char remark
2. 2026-05-07
   listed $187,000 Active 411-char remark

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$197/yr (+$16/mo · 7.7%)

ⓘ 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 ≥101°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: $17,104
• − Mortgage interest: −$10,475
• − Property taxes: −$2,542
• − Insurance: −$935
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$5,440
• Taxable loss: −$5,025
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $-527/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
• City population: 60,106
• Population (ZIP): 13,735

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -119.32%
• Current HPI: 184.3417
• Rent YoY: —
• Metro: —
• 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

+15.8% since first listed

3 events — show timeline

• 2026-06-08 Sold (MLS) $216,500 ECIMLS
• 2026-05-11 Pending — ECIMLS
• 2026-05-07 Listed $187,000 ECIMLS

Property tax history

+1.3%/yr

Latest (2025): $2,542 · -0.5% YoY. Source: county tax records.