2718 Washington St · Dubuque, IA 52001

$134,900

3 bd · 3.5 ba · 1,310 sqft · SingleFamily public records · 74 Days on market

Built 1901 $103/sqft · at area comps Est $141k · at est.

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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 +21.2/30.0
• ARV discount +9.6/15.0
• DSCR +6.8/10.0
• Schools +5.5/10.0
• 1% rule +4.9/10.0
• 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

Step into this beautifully refreshed 3-bedroom home, where modern upgrades meet everyday comfort. Premium flooring flows throughout, complemented by stylish light fixtures that brighten and enhance every room. Enjoy peace of mind with a brand-new steel roof installed in 2026, along with numerous additional updates that make this home truly move-in ready. Don’t miss your chance to make this inviting and updated home your own!

Key facts

• Move-in ready
• Premium flooring
• Modern upgrades

Tags

• PREMIUM FLOORING
• STEEL ROOF
• MODERN UPGRADES
• STYLISH LIGHT FIXTURES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $133k (1.2% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 5 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 $933 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 74 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $141,392
• List price: $134,900
• Delta: -4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2687 Central Ave	0.17mi	3/1.0	1,264 (-4%)	1mo	$20,000	$16	76
2418 White St	0.43mi	3/1.5	1,317 (+0%)	1mo	$150,000	$114	71
2491 Jackson St	0.36mi	3/1.5	1,376 (+5%)	0mo	$149,000	$108	66
2243 White St	0.60mi	3/2.0	1,312 (+0%)	1mo	$143,000	$109	65
615 E 24th St	0.49mi	2/1.5 (-1)	1,304 (-0%)	0mo	$70,000	$54	63
2417 Jackson St	0.44mi	3/1.0	1,248 (-5%)	1mo	$63,000	$50	61
2878 Timberline St	0.65mi	3/2.0	1,400 (+7%)	0mo	$273,000	$195	52
655 Regent St	0.54mi	3/1.0	1,176 (-10%)	0mo	$64,000	$54	48
3035 Burden St	0.44mi	3/1.0	1,490 (+14%)	2mo	$195,000	$131	45
660 Kaufmann Ave	0.63mi	2/2.5 (-1)	1,176 (-10%)	1mo	$150,000	$128	44
700 Kaufmann Ave	0.65mi	3/2.0	1,150 (-12%)	1mo	$212,000	$184	42
328 Chappel Ct	0.70mi	2/1.5 (-1)	1,176 (-10%)	0mo	$150,000	$128	37

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-9,368
• Equity at exit: $20,114

10-year hold

• IRR: 6.0%
• Equity multiple: 1.50×
• Total profit: $18,970
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$707
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $139

Break-even live

Break-even rent $1,157

Max offer price $134,900

Occupancy floor 85%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.46mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	44d	1	0.92mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	1.14mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	43d	3	1.44mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	43d	1	1.50mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $134,900 Pending 74 DOM
2. 2026-06-05
   days on market $134,900 Active 72 DOM
3. 2026-06-03
   days on market $134,900 Active 71 DOM
4. 2026-06-02
   days on market $134,900 Active 70 DOM
5. 2026-06-01
   days on market $134,900 Active 69 DOM
6. 2026-05-31
   days on market $134,900 Active 68 DOM
7. 2026-05-30
   days on market $134,900 Active 67 DOM
8. 2026-04-15
   price $134,900 434-char remark

   Show marketing remark (434 chars)

   Step into this beautifully refreshed 3-bedroom home, where modern upgrades meet everyday comfort. Premium flooring flows throughout, complemented by stylish light fixtures that brighten and enhance every room. Enjoy peace of mind with a brand-new steel roof installed in 2026, along with numerous additional updates that make this home truly move-in ready. Don’t miss your chance to make this inviting and updated home your own!

9. 2026-03-24
   listed $139,900 Active 434-char remark

   Show marketing remark (434 chars)

   Step into this beautifully refreshed 3-bedroom home, where modern upgrades meet everyday comfort. Premium flooring flows throughout, complemented by stylish light fixtures that brighten and enhance every room. Enjoy peace of mind with a brand-new steel roof installed in 2026, along with numerous additional updates that make this home truly move-in ready. Don’t miss your chance to make this inviting and updated home your own!

10. 2016-08-23
    soldstatus $45,000 180-char remark

    Show marketing remark (180 chars)

    Two story home offering 3 bedrooms and 1 full bathroom. Main floor does have a toilet room. Main floor laundry. Large kitchen. Newer windows and carpet. Off street parking in back.

11. 2016-04-27
    listed $50,000 180-char remark

    Show marketing remark (180 chars)

    Two story home offering 3 bedrooms and 1 full bathroom. Main floor does have a toilet room. Main floor laundry. Large kitchen. Newer windows and carpet. Off street parking in back.

12. 2012-01-31
    soldstatus $69,500
13. 2006-10-25
    soldstatus $64,500

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$490/yr (+$41/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $15,997
• − Mortgage interest: −$7,556
• − Property taxes: −$1,138
• − Insurance: −$1,341
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,924
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,795/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

+109.1% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $134,900 ECIMLS
• 2026-03-24 Listed $139,900 ECIMLS
• 2016-08-23 Sold (MLS) $45,000 ECIMLS
• 2016-04-27 Listed $50,000 ECIMLS
• 2012-01-31 Sold (Public Records) $69,500 Public Records
• 2006-10-25 Sold (Public Records) $64,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,138 · +3.1% YoY. Source: county tax records.