2508 Windsor Ave · Dubuque, IA 52001

$185,000

4 bd · 2.5 ba · 2,033 sqft · SingleFamily public records · 28 Days on market

Built 1900 Est $175k · 6% over

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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 +18.8/30.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• ARV discount +4.9/15.0
• 1% rule +4.5/10.0
• 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

Detail, Charm, & Character abound in this 4 bdrm, 2 bath two story with a wrap around porch. Original woodwork, staircase, & doors including pocket doors. Pantry & built in china cabinet. New furnace & appliances stay. Off street parking. Porch swing does not stay.

Key facts

• Classic pocket doors
• Updated home
• Original woodwork

Tags

• UPDATED HOME
• CLASSIC POCKET DOORS
• ORIGINAL WOODWORK
• ORIGINAL STAIRCASE
• NEW ROOF
• NEW WINDOWS

Property features AI

Finance

• Other: Zoned R - Residential; Lot dimensions approximately 42 x 90

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two stories
• Construction: Shingle roof; Stone foundation; Built (year not provided)
• Exterior features: Deck; Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Full basement
• Laundry & utility: Washer and dryer; Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $176k (5.1% below list).
• Recommended offer: $176k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Audubon Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 281 students, 77% FRL); Hempstead High School (math 64% / reading 71%, grade B, #186 of 336 statewide, top 57%, 1,584 students, 38% FRL) — zoned schools average 58% FRL vs 32% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 64% district-wide (-17 pts) — the specific schools serving this property underperform the Dubuque Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $98k; list at $185k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,563 (5.1% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $174,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2735 Windsor Ave	0.35mi	4/2.5	1,968 (-3%)	5mo	$198,000	$101	74
2318 Washington St	0.27mi	4/2.0	1,918 (-6%)	3mo	$164,000	$86	74
2518 Washington St	0.19mi	3/1.5 (-1)	2,000 (-2%)	7mo	$165,000	$83	74
2464 White St	0.29mi	4/2.0	2,080 (+2%)	12mo	$125,000	$60	70
407 E 25 St	0.13mi	3/1.0 (-1)	1,895 (-7%)	13mo	$150,000	$79	60
1417 Lincoln Ave	0.52mi	4/2.0	1,854 (-9%)	10mo	$195,000	$105	50
365 Kaufmann Ave	0.60mi	3/1.5 (-1)	1,918 (-6%)	5mo	$160,000	$83	49
1951 Madison St	0.73mi	3/2.5 (-1)	2,106 (+4%)	6mo	$190,000	$90	49
1114 Garfield Ave	0.48mi	3/1.5 (-1)	1,884 (-7%)	10mo	$195,000	$104	49
2557 Jackson St	0.29mi	5/2.0 (+1)	1,782 (-12%)	15mo	$155,000	$87	46
657 Kane St	0.73mi	4/1.0	2,110 (+4%)	11mo	$172,500	$82	45
389 Clarke Dr	0.71mi	3/1.0 (-1)	2,280 (+12%)	8mo	$110,000	$48	29

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-16,886
• Equity at exit: $27,584

10-year hold

• IRR: 4.0%
• Equity multiple: 1.32×
• Total profit: $16,700
• Equity at exit: $15,995

Cash invested: $51,800 (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: 225
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $130

Break-even live

Break-even rent $1,590

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1199 Central Ave Unit 302 Dubuque, IA	4.0	3.0	2339	$2,850	$1.22	43d	1	1.07mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	1.34mi

Listing history 24 events

1. 2026-06-19
   days on market $185,000 Active 28 DOM
2. 2026-06-18
   days on market $185,000 Active 27 DOM
3. 2026-06-17
   days on market $185,000 Active 26 DOM
4. 2026-06-16
   days on market $185,000 Active 25 DOM
5. 2026-06-15
   days on market $185,000 Active 24 DOM
6. 2026-06-14
   days on market $185,000 Active 22 DOM
7. 2026-06-13
   days on market $185,000 Active 21 DOM
8. 2026-06-10
   days on market $185,000 Active 19 DOM
9. 2026-06-09
   days on market $185,000 Active 18 DOM
10. 2026-06-08
    days on market $185,000 Active 17 DOM
11. 2026-06-07
    days on market $185,000 Active 16 DOM
12. 2026-06-05
    days on market $185,000 Active 13 DOM
13. 2026-06-03
    days on market $185,000 Active 12 DOM
14. 2026-06-02
    days on market $185,000 Active 11 DOM
15. 2026-06-01
    days on market $185,000 Active 10 DOM
16. 2026-05-31
    days on market $185,000 Active 9 DOM
17. 2026-05-30
    days on market $185,000 Active 8 DOM
18. 2026-05-22
    listed $185,000 Active
19. 2025-08-11
    soldstatus $97,925
20. 2024-12-17
    soldstatus $3,648,011
21. 2023-11-03
    soldstatus $3,991,500
22. 2017-04-25
    soldstatus $55,000 287-char remark

    Show marketing remark (287 chars)

    Detail, Charm, & Character abound in this 4 bdrm, 2 bath two story with a wrap around porch. Original woodwork, staircase, & doors including pocket doors. Pantry & built in china cabinet. New furnace & appliances stay. Off street parking. Porch swing does not stay.

23. 2017-04-25
    soldstatus $55,100

    Show marketing remark (287 chars)

    Detail, Charm, & Character abound in this 4 bdrm, 2 bath two story with a wrap around porch. Original woodwork, staircase, & doors including pocket doors. Pantry & built in china cabinet. New furnace & appliances stay. Off street parking. Porch swing does not stay.

24. 2017-03-20
    listed $69,900 287-char remark

    Show marketing remark (287 chars)

    Detail, Charm, & Character abound in this 4 bdrm, 2 bath two story with a wrap around porch. Original woodwork, staircase, & doors including pocket doors. Pantry & built in china cabinet. New furnace & appliances stay. Off street parking. Porch swing does not stay.

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$530/yr (+$44/mo · 28.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,068
• − Mortgage interest: −$10,363
• − Property taxes: −$1,844
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,382
• Taxable loss: −$1,483
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,922/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

+164.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $185,000 ECIMLS
• 2025-08-11 Sold (Public Records) $97,925 Public Records
• 2024-12-17 Sold (Public Records) $3,648,011 Public Records
• 2023-11-03 Sold (Public Records) $3,991,500 Public Records
• 2017-04-25 Sold (Public Records) $55,100 Public Records
• 2017-04-25 Sold (MLS) $55,000 ECIMLS
• 2017-03-20 Listed $69,900 ECIMLS

Property tax history

+1.4%/yr

Latest (2025): $1,844 · +2.9% YoY. Source: county tax records.