512 W 17th St · Dubuque, IA 52001

$99,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 20 Days on market

Built 1922 Est $134k · 26% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• 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

Come and take a look this cute 2 story home, featuring 3 bedrooms and 1 1/2 bathrooms. This home is located near Loras College and offers a fenced in yard, and many updates. It is all move in ready and has been pre-inspected for ease of buying. Call your favorite Realtor today to set up your private showing.

Key facts

• Many updates
• Pre inspected
• Move in ready

Tags

• FENCED IN YARD
• MANY UPDATES
• MOVE IN READY
• PRE INSPECTED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two levels; Residential zoning
• Construction: Stone foundation
• Exterior features: Fenced yard; Metal roof

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Window treatments; Full basement
• Laundry & utility: Washer; Dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Zoned schools: Lincoln Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 255 students, 68% 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 52% FRL vs 32% district-wide (20 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 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $83k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.26% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $134,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 Angella St	0.14mi	3/2.0	1,326 (+8%)	4mo	$141,000	$106	76
603 Arlington St	0.21mi	3/2.0	1,312 (+6%)	7mo	$140,000	$107	72
1906 Ellis St	0.17mi	3/1.0	1,344 (+9%)	7mo	$25,000	$19	69
328 Chappel Ct	0.40mi	2/1.5 (-1)	1,176 (-4%)	0mo	$150,000	$128	69
455 Almond St	0.20mi	3/1.5	1,408 (+14%)	6mo	$138,900	$99	62
2417 Jackson St	0.72mi	3/1.0	1,248 (+1%)	1mo	$63,000	$50	61
2243 White St	0.58mi	3/2.0	1,312 (+6%)	1mo	$143,000	$109	60
835 Clarke Dr	0.51mi	3/1.0	1,142 (-7%)	4mo	$137,000	$120	58
2418 White St	0.72mi	3/1.5	1,317 (+7%)	1mo	$150,000	$114	54
1594 Wood St	0.65mi	2/1.0 (-1)	1,194 (-3%)	6mo	$150,000	$126	53
1458 Mount Pleasant St	0.60mi	3/1.0	1,380 (+12%)	3mo	$155,500	$113	48
1615 Adair St	0.74mi	2/1.0 (-1)	1,168 (-5%)	6mo	$75,000	$64	44

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,469
• Equity at exit: $14,895

10-year hold

• IRR: 15.2%
• Equity multiple: 2.39×
• Total profit: $38,913
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $254

Break-even live

Break-even rent $941

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $311	-5% $282	+0% $254	+5% $226	+10% $197
Rent	-10% $154	-5% $204	+0% $254	+5% $304	+10% $354
Rate	-1.0pp $304	-0.5pp $279	base $254	+0.5pp $228	+1.0pp $202

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: $24,975
• Closing costs: $2,997
• 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	44d	1	0.22mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	44d	1	0.39mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	44d	1	0.40mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	44d	1	0.42mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	44d	1	0.42mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	44d	1	0.64mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	44d	1	0.67mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	44d	1	0.68mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	44d	3	0.71mi

Listing history 16 events

1. 2026-06-21
   days on market $99,900 Active 20 DOM
2. 2026-06-19
   days on market $99,900 Active 18 DOM
3. 2026-06-18
   days on market $99,900 Active 17 DOM
4. 2026-06-17
   days on market $99,900 Active 16 DOM
5. 2026-06-16
   days on market $99,900 Active 15 DOM
6. 2026-06-15
   days on market $99,900 Active 14 DOM
7. 2026-06-14
   days on market $99,900 Active 12 DOM
8. 2026-06-13
   days on market $99,900 Active 11 DOM
9. 2026-06-10
   days on market $99,900 Active 9 DOM
10. 2026-06-09
    days on market $99,900 Active 8 DOM
11. 2026-06-08
    days on market $99,900 Active 7 DOM
12. 2026-06-07
    days on market $99,900 Active 6 DOM
13. 2026-06-05
    days on market $99,900 Active 3 DOM
14. 2026-06-03
    days on market $99,900 Active 2 DOM
15. 2026-06-01
    remarks 309-char remark
16. 2026-06-01
    listed $99,900 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: $1,472 · $123/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$48/yr (+$4/mo · 3.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 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: $15,155
• − Mortgage interest: −$5,596
• − Property taxes: −$1,472
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,906
• Taxable income: $1,590
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,666/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

+81.6% since first listed

8 events — show timeline

• 2026-06-01 Listed $99,900 ECIMLS
• 2021-10-04 Sold (Public Records) $83,000 Public Records
• 2021-10-01 Sold (MLS) $83,000 ECIMLS
• 2021-07-26 Listed $89,900 ECIMLS
• 2018-04-02 Sold (Public Records) $48,625 Public Records
• 2016-05-12 Listed $55,000 ECIMLS
• 2015-07-23 Listed $57,500 ECIMLS
• 2013-10-15 Listed $55,000 ECIMLS

Property tax history

+3.3%/yr

Latest (2025): $1,472 · +2.9% YoY. Source: county tax records.