638 W 8th St · Dubuque, IA 52001

$78,500

2 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 93 Days on market

Built 1870 $68/sqft · 47% below area Est $148k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

Key facts

• Ideally located
• New entry doors
• New windows

Tags

• INVESTMENT OPPORTUNITY
• IDEALLY LOCATED
• NEW WINDOWS
• UPDATED MAIN FLOOR CARPET
• NEW FRONT AND REAR DECKS
• NEW ENTRY DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• 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 $543 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,435 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.60% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (median comp): $147,959
• List price: $78,500
• Delta: -46.94%
• 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
89 Hill St	0.51mi	2/1.0	1,228 (+6%)	4mo	$178,000	$145	61
365 N Booth St	0.49mi	3/1.0 (+1)	1,120 (-3%)	10mo	$164,000	$146	56
1594 Wood St	0.73mi	2/1.0	1,194 (+3%)	6mo	$150,000	$126	54
1365 Solon St	0.59mi	3/1.0 (+1)	1,078 (-7%)	2mo	$170,000	$158	52
605 W 17th St	0.55mi	3/1.5 (+1)	1,232 (+6%)	9mo	$45,000	$37	51
603 Arlington St	0.32mi	3/2.0 (+1)	1,312 (+13%)	7mo	$140,000	$107	51
691 N Booth St	0.45mi	2/1.5	1,312 (+13%)	10mo	$250,000	$191	49
645 Angella St	0.62mi	2/1.0	1,263 (+9%)	8mo	$96,000	$76	48
1380 Reeder St	0.61mi	3/1.5 (+1)	1,064 (-8%)	9mo	$162,000	$152	45
663 Angella St	0.62mi	3/2.0 (+1)	1,326 (+14%)	4mo	$141,000	$106	37
1723 Lawndale St	0.74mi	3/1.0 (+1)	1,285 (+11%)	11mo	$186,000	$145	31
1165 Oak St	0.73mi	3/1.0 (+1)	1,294 (+12%)	11mo	$150,000	$116	30

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: 24.3%
• Equity multiple: 2.03×
• Total profit: $22,697
• Equity at exit: $11,705

10-year hold

• IRR: 33.6%
• Equity multiple: 4.44×
• Total profit: $75,691
• Equity at exit: $6,787

Cash invested: $21,980 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$412
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $503

Break-even live

Break-even rent $617

Max offer price $78,500

Occupancy floor 55%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	44d	1	0.10mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	44d	1	0.16mi
520 Nevada St Unit 520-2 Dubuque, IA	1.0	1.5	900	$1,100	$1.22	44d	1	0.39mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	44d	1	0.56mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	44d	1	0.62mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	44d	1	0.63mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	44d	3	0.64mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	44d	1	0.67mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	44d	1	0.71mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	44d	1	1.21mi

Listing history 29 events

1. 2026-06-15
   days on market $78,500 Active 93 DOM
2. 2026-06-14
   days on market $78,500 Active 91 DOM
3. 2026-06-13
   days on market $78,500 Active 90 DOM
4. 2026-06-10
   days on market $78,500 Active 88 DOM
5. 2026-06-09
   days on market $78,500 Active 87 DOM
6. 2026-06-08
   days on market $78,500 Active 86 DOM
7. 2026-06-07
   days on market $78,500 Active 85 DOM
8. 2026-06-05
   days on market $78,500 Active 82 DOM
9. 2026-06-03
   days on market $78,500 Active 81 DOM
10. 2026-06-02
    days on market $78,500 Active 80 DOM
11. 2026-06-01
    days on market $78,500 Active 79 DOM
12. 2026-05-31
    days on market $78,500 Active 78 DOM
13. 2026-05-30
    days on market $78,500 Active 77 DOM
14. 2026-04-24
    price $78,500 631-char remark

    Show marketing remark (631 chars)

    Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

15. 2026-03-30
    price $82,500 631-char remark

    Show marketing remark (631 chars)

    Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

16. 2026-03-18
    status Active 631-char remark

    Show marketing remark (631 chars)

    Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

17. 2026-03-16
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

18. 2026-03-12
    listed $92,500 Active 631-char remark

    Show marketing remark (631 chars)

    Great investment or owner-occupant opportunity! This 2-bedroom home is ideally located close to the college and downtown, offering convenience to shopping, dining, and local amenities. Recent improvements include some new windows, updated main floor carpet, new front and rear decks, and new entry doors. The manageable size and desirable location make this property a great option for a rental investment, first-time buyer, or someone looking to downsize. Don’t miss this opportunity to own a home with strong rental potential in a convenient location. Listing agent related to seller and has financial interest in property.

19. 2024-04-24
    soldstatus $60,000
20. 2024-04-22
    soldstatus $60,000 Closed 220-char remark

    Show marketing remark (220 chars)

    INVESTOR ALERT!! Affordable 2 bedroom, 1 bath home. Close to colleges and downtown shopping. Add to, or start, your rental portfolio or first-time home buyers. beautiful views of the downtown area!! Don't miss this one!!

21. 2024-03-22
    status Pending 220-char remark

    Show marketing remark (220 chars)

    INVESTOR ALERT!! Affordable 2 bedroom, 1 bath home. Close to colleges and downtown shopping. Add to, or start, your rental portfolio or first-time home buyers. beautiful views of the downtown area!! Don't miss this one!!

22. 2024-03-05
    price $69,900 220-char remark

    Show marketing remark (220 chars)

    INVESTOR ALERT!! Affordable 2 bedroom, 1 bath home. Close to colleges and downtown shopping. Add to, or start, your rental portfolio or first-time home buyers. beautiful views of the downtown area!! Don't miss this one!!

23. 2024-02-02
    listed $75,000 Active 220-char remark

    Show marketing remark (220 chars)

    INVESTOR ALERT!! Affordable 2 bedroom, 1 bath home. Close to colleges and downtown shopping. Add to, or start, your rental portfolio or first-time home buyers. beautiful views of the downtown area!! Don't miss this one!!

24. 2022-03-04
    soldstatus $40,000
25. 2022-02-28
    soldstatus $39,900
26. 2022-01-09
    listed $46,500
27. 2020-10-19
    soldstatus $34,000
28. 2020-10-19
    soldstatus $34,000
29. 2020-07-01
    listed $39,900

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $875 · $73/mo
• Expected delta: +$357/yr (+$30/mo · 69.0%)

ⓘ 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: $15,044
• − Mortgage interest: −$4,397
• − Property taxes: −$518
• − Insurance: −$392
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,284
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,823/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

+96.7% since first listed

16 events — show timeline

• 2026-04-24 Price Changed $78,500 ECIMLS
• 2026-03-30 Price Changed $82,500 ECIMLS
• 2026-03-18 Relisted — ECIMLS
• 2026-03-16 Pending — ECIMLS
• 2026-03-12 Listed $92,500 ECIMLS
• 2024-04-24 Sold (Public Records) $60,000 Public Records
• 2024-04-22 Sold (MLS) $60,000 ECIMLS
• 2024-03-22 Pending — ECIMLS
• 2024-03-05 Price Changed $69,900 ECIMLS
• 2024-02-02 Listed $75,000 ECIMLS
• 2022-03-04 Sold (Public Records) $40,000 Public Records
• 2022-02-28 Sold (MLS) $39,900 ECIMLS
• 2022-01-09 Listed $46,500 ECIMLS
• 2020-10-19 Sold (Public Records) $34,000 Public Records
• 2020-10-19 Sold (MLS) $34,000 ECIMLS
• 2020-07-01 Listed $39,900 ECIMLS

Property tax history

-2.5%/yr

Latest (2025): $518 · +3.2% YoY. Source: county tax records.