2559 Washington St · Dubuque, IA 52001

$120,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 3 Days on market

Built 1880 Est $149k · 20% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.5/10.0
• 1% rule +5.4/10.0
• 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

Curb appeal and charm throughout this 3 bedroom home with main floor laundry, main floor living and main floor bath! Large deck, partially fenced yard, and detached two-car garage. Connecting alleyway has been converted to Green Alleyway by City of Dubuque. Charming home that won't last long. Call your agent today! Seller has Iowa Real Estate License.

Key facts

• Large deck
• Main floor laundry
• Main floor living

Tags

• MAIN FLOOR LAUNDRY
• MAIN FLOOR LIVING
• MAIN FLOOR BATH
• LARGE DECK
• PARTIALLY FENCED YARD
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.2% 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); 234 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $830 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $149,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Regent St	0.34mi	3/1.0	1,176 (+1%)	0mo	$64,000	$54	82
2417 Jackson St	0.23mi	3/1.0	1,248 (+7%)	1mo	$63,000	$50	77
2687 Central Ave	0.21mi	3/1.0	1,264 (+8%)	1mo	$20,000	$16	76
2501 Windsor Ave	0.23mi	3/2.0	1,256 (+8%)	3mo	$197,000	$157	70
328 Chappel Ct	0.54mi	2/1.5 (-1)	1,176 (+1%)	0mo	$150,000	$128	66
2418 White St	0.22mi	3/1.5	1,317 (+13%)	1mo	$150,000	$114	65
700 Kaufmann Ave	0.66mi	3/2.0	1,150 (-1%)	1mo	$212,000	$184	62
615 E 24th St	0.29mi	2/1.5 (-1)	1,304 (+12%)	0mo	$70,000	$54	59
660 Kaufmann Ave	0.63mi	2/2.5 (-1)	1,176 (+1%)	1mo	$150,000	$128	57
2641 Fulton St	0.39mi	3/1.5	1,318 (+13%)	2mo	$200,000	$152	56
2243 White St	0.40mi	3/2.0	1,312 (+12%)	1mo	$143,000	$109	56
1901 Ann St	0.75mi	2/1.0 (-1)	1,200 (+3%)	0mo	$163,300	$136	55

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,547
• Equity at exit: $17,892

10-year hold

• IRR: 6.8%
• Equity multiple: 1.57×
• Total profit: $19,185
• Equity at exit: $10,375

Cash invested: $33,600 (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: 234
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $133

Break-even live

Break-even rent $1,083

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $201	-5% $167	+0% $133	+5% $99	+10% $65
Rent	-10% $34	-5% $84	+0% $133	+5% $182	+10% $232
Rate	-1.0pp $193	-0.5pp $163	base $133	+0.5pp $102	+1.0pp $70

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	45d	1	0.24mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	0.82mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	0.82mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	0.85mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	0.91mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	45d	1	1.13mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	1.21mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	1.29mi

Listing history 3 events

1. 2026-06-21
   days on market $120,000 Active 3 DOM
2. 2026-06-19
   remarks 300-char remark
3. 2026-06-19
   listed $120,000 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: $1,446 · $120/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$219/yr (+$18/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% 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: $15,012
• − Mortgage interest: −$6,722
• − Property taxes: −$1,446
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,491
• Taxable loss: −$316
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,671/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

+83.2% since first listed

9 events — show timeline

• 2026-06-19 Listed $120,000 FSBO.com
• 2023-04-17 Sold (Public Records) $118,000 Public Records
• 2023-04-17 Sold (MLS) $118,000 ECIMLS
• 2023-03-13 Pending — ECIMLS
• 2023-03-10 Price Changed $119,900 ECIMLS
• 2023-02-28 Listed $123,000 ECIMLS
• 2020-10-12 Listed $65,000 ECIMLS
• 2017-12-01 Sold (Public Records) $2,760,131 Public Records
• 2004-12-27 Sold (Public Records) $65,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,446 · +28.0% YoY. Source: county tax records.