1765 Madison St · Dubuque, IA 52001

$135,000

3 bd · 1.5 ba · 1,115 sqft · SingleFamily public records · 54 Days on market

Built 1880 $121/sqft · 9% below area Est $149k · 9% under ↓ 17% 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 +18.0/30.0
• ARV discount +11.8/15.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this fantastic opportunity! This 3-bedroom, 1.5-bath single-family home is perfect for comfortable living or as a smart investment property. Enjoy great views, a spacious layout, and generous outdoor areas ideal for gatherings. A wonderful home at an even better price—come experience it for yourself!

Key facts

• Built 1880
• Listed 53 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One and one-half stories; Residential zoning
• Construction: Shingle roof; Stone foundation; Built with standard residential construction
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Window treatments; No fireplace; Partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $61 ($731/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 $122k (9.3% below list).
• Recommended offer: $122k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Prescott Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 370 students, 76% 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) — zoned schools average 54% FRL vs 32% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 234 active listings in the ZIP; 9 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 $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 54 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 13400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $122,422 (9.3% below list)

Questions for the listing agent

1. It's been on market 54 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 1880 — 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. 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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $149,104
• List price: $135,000
• Delta: -9.46%
• 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
328 Chappel Ct	0.32mi	2/1.5 (-1)	1,176 (+6%)	0mo	$150,000	$128	71
698 Lowell St	0.52mi	3/1.0	1,097 (-2%)	8mo	$90,000	$82	64
1669 Washington St	0.30mi	3/1.5	1,023 (-8%)	12mo	$195,000	$191	63
605 W 17th St	0.30mi	3/1.5	1,232 (+10%)	9mo	$45,000	$37	61
835 Clarke Dr	0.62mi	3/1.0	1,142 (+2%)	5mo	$137,000	$120	61
655 Regent St	0.64mi	3/1.0	1,176 (+6%)	1mo	$64,000	$54	58
518 Napier St St	0.45mi	3/1.5	1,193 (+7%)	11mo	$150,000	$126	58
2417 Jackson St	0.56mi	3/1.0	1,248 (+12%)	1mo	$63,000	$50	51
1060 Loras Blvd	0.70mi	3/1.5	1,072 (-4%)	12mo	$170,000	$159	51
433 Kaufmann Ave	0.48mi	3/1.0	1,222 (+10%)	12mo	$150,400	$123	50
645 Angella St	0.32mi	2/1.0 (-1)	1,263 (+13%)	8mo	$96,000	$76	49
817 Clarke Dr	0.61mi	2/3.0 (-1)	1,274 (+14%)	13mo	$175,000	$137	26

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-14,671
• Equity at exit: $20,129

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $6,625
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$708
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $61

Break-even live

Break-even rent $1,147

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $137	-5% $99	+0% $61	+5% $23	+10% $-16
Rent	-10% $-36	-5% $13	+0% $61	+5% $109	+10% $158
Rate	-1.0pp $129	-0.5pp $95	base $61	+0.5pp $26	+1.0pp $-10

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	0.06mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	0.19mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	0.20mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	0.22mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	45d	1	0.52mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	0.53mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	0.58mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	45d	1	0.78mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	45d	1	0.91mi

Listing history 23 events

1. 2026-06-21
   days on market $135,000 Active 54 DOM
2. 2026-06-19
   days on market $135,000 Active 52 DOM
3. 2026-06-18
   days on market $135,000 Active 51 DOM
4. 2026-06-17
   days on market $135,000 Active 50 DOM
5. 2026-06-16
   days on market $135,000 Active 49 DOM
6. 2026-06-15
   days on market $135,000 Active 48 DOM
7. 2026-06-14
   days on market $135,000 Active 46 DOM
8. 2026-06-13
   days on market $135,000 Active 45 DOM
9. 2026-06-10
   days on market $135,000 Active 43 DOM
10. 2026-06-09
    days on market $135,000 Active 42 DOM
11. 2026-06-08
    days on market $135,000 Active 41 DOM
12. 2026-06-07
    days on market $135,000 Active 40 DOM
13. 2026-06-05
    days on market $135,000 Active 37 DOM
14. 2026-06-03
    days on market $135,000 Active 36 DOM
15. 2026-06-02
    days on market $135,000 Active 35 DOM
16. 2026-06-01
    days on market $135,000 Active 34 DOM
17. 2026-05-31
    days on market $135,000 Active 33 DOM
18. 2026-05-30
    days on market $135,000 Active 32 DOM
19. 2026-05-16
    listed $1,000
20. 2026-04-28
    listed $135,000 Active 324-char remark
21. 2024-11-21
    historical $950
22. 2024-11-14
    price $950
23. 2024-10-22
    listed $1,200

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$541/yr (+$45/mo · 52.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 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: $14,691
• − Mortgage interest: −$7,562
• − Property taxes: −$1,038
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,927
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,098/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

-16.7% since first listed

6 events — show timeline

• 2026-06-06 Rental Removed $1,000 APPFOLIO
• 2026-05-16 Listed for Rent $1,000 APPFOLIO
• 2026-04-28 Listed $135,000 ECIMLS
• 2024-11-21 Rental Removed $950 APPFOLIO
• 2024-11-14 Price Changed $950 APPFOLIO
• 2024-10-22 Listed for Rent $1,200 APPFOLIO

Property tax history

+3.4%/yr

Latest (2025): $1,038 · +3.0% YoY. Source: county tax records.