811 Rhomberg Ave · Dubuque, IA 52001

$139,900

4 bd · 1.0 ba · 2,026 sqft · SingleFamily public records · 150 Days on market

Built 1920 $69/sqft · at area comps Est $136k · at est. ↓ 13% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +6.3/15.0
• 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 MLS

Come and check out this adorable 1 1/2 story home, complete with 4 bedrooms and 1 bathroom. There is a newer furnace and roof, off street parking, and a nice fenced in yard. The spacious layout also offers beautiful wood finishes for a touch of character and charm! This home has been pre-inspected for the ease of purchase. Contact your favorite Realtor today to set up your private showing.

Key facts

• Newer furnace
• Off street parking
• Newer roof

Tags

• NEWER FURNACE
• NEWER ROOF
• OFF STREET PARKING
• FENCED IN YARD
• SPACIOUS LAYOUT
• WOOD FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 3 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).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $136,395
• List price: $139,900
• Delta: 2.57%
• 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
2318 Washington St	0.37mi	4/2.0	1,918 (-5%)	3mo	$164,000	$86	67
2518 Washington St	0.48mi	3/1.5 (-1)	2,000 (-1%)	7mo	$165,000	$83	62
1114 Garfield Ave	0.25mi	3/1.5 (-1)	1,884 (-7%)	10mo	$195,000	$104	62
2464 White St	0.51mi	4/2.0	2,080 (+3%)	12mo	$125,000	$60	58
2735 Windsor Ave	0.62mi	4/2.5	1,968 (-3%)	5mo	$198,000	$101	56
1417 Lincoln Ave	0.46mi	4/2.0	1,854 (-8%)	10mo	$195,000	$105	52
365 Kaufmann Ave	0.74mi	3/1.5 (-1)	1,918 (-5%)	5mo	$160,000	$83	45
2248 Prince St	0.28mi	3/3.0 (-1)	1,722 (-15%)	6mo	$173,000	$100	44
1567 Elm St	0.59mi	3/2.0 (-1)	1,776 (-12%)	2mo	$105,000	$59	41
1359 Pine St	0.68mi	3/1.5 (-1)	2,196 (+8%)	13mo	$153,000	$70	36
1494 Jackson St	0.67mi	4/1.0	1,728 (-15%)	11mo	$34,000	$20	34
1496 Jackson St	0.67mi	4/1.5	1,728 (-15%)	11mo	$121,000	$70	33

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $8,680
• Equity at exit: $20,860

10-year hold

• IRR: 17.2%
• Equity multiple: 2.59×
• Total profit: $62,407
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $417

Break-even live

Break-even rent $1,216

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.89mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	1.22mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	1.44mi

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 150 DOM
2. 2026-06-18
   days on market $139,900 Active 149 DOM
3. 2026-06-17
   days on market $139,900 Active 148 DOM
4. 2026-06-16
   days on market $139,900 Active 147 DOM
5. 2026-06-15
   days on market $139,900 Active 146 DOM
6. 2026-06-14
   days on market $139,900 Active 144 DOM
7. 2026-06-13
   days on market $139,900 Active 143 DOM
8. 2026-06-10
   days on market $139,900 Active 141 DOM
9. 2026-06-09
   days on market $139,900 Active 140 DOM
10. 2026-06-08
    days on market $139,900 Active 139 DOM
11. 2026-06-07
    days on market $139,900 Active 138 DOM
12. 2026-06-05
    days on market $139,900 Active 135 DOM
13. 2026-06-03
    days on market $139,900 Active 134 DOM
14. 2026-06-02
    days on market $139,900 Active 133 DOM
15. 2026-06-01
    days on market $139,900 Active 132 DOM
16. 2026-05-31
    days on market $139,900 Active 131 DOM
17. 2026-05-30
    days on market $139,900 Active 130 DOM
18. 2026-04-16
    price $139,900 393-char remark

    Show marketing remark (393 chars)

    Come and check out this adorable 1 1/2 story home, complete with 4 bedrooms and 1 bathroom. There is a newer furnace and roof, off street parking, and a nice fenced in yard. The spacious layout also offers beautiful wood finishes for a touch of character and charm! This home has been pre-inspected for the ease of purchase. Contact your favorite Realtor today to set up your private showing.

19. 2026-02-23
    price $149,900 393-char remark

    Show marketing remark (393 chars)

    Come and check out this adorable 1 1/2 story home, complete with 4 bedrooms and 1 bathroom. There is a newer furnace and roof, off street parking, and a nice fenced in yard. The spacious layout also offers beautiful wood finishes for a touch of character and charm! This home has been pre-inspected for the ease of purchase. Contact your favorite Realtor today to set up your private showing.

20. 2026-01-20
    listed $159,900 Active 393-char remark

    Show marketing remark (393 chars)

    Come and check out this adorable 1 1/2 story home, complete with 4 bedrooms and 1 bathroom. There is a newer furnace and roof, off street parking, and a nice fenced in yard. The spacious layout also offers beautiful wood finishes for a touch of character and charm! This home has been pre-inspected for the ease of purchase. Contact your favorite Realtor today to set up your private showing.

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,111 · $176/mo
• Expected delta: +$85/yr (+$7/mo · 4.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $20,935
• − Mortgage interest: −$7,837
• − Property taxes: −$2,026
• − Insurance: −$700
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$4,070
• Taxable income: $2,954
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $4,301/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

-12.5% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $139,900 ECIMLS
• 2026-02-23 Price Changed $149,900 ECIMLS
• 2026-01-20 Listed $159,900 ECIMLS

Property tax history

+2.7%/yr

Latest (2025): $2,026 · +3.2% YoY. Source: county tax records.