2214 Eagle St · Dubuque, IA 52001

$145,000

4 bd · 2.5 ba · 1,708 sqft · SingleFamily public records · 99 Days on market

Built 1887 $85/sqft · 9% below area Est $159k · 9% under

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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 +16.5/30.0
• ARV discount +11.4/15.0
• Schools +5.5/10.0
• DSCR +5.1/10.0
• Livability +4.5/5.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beautiful view overlooking the city skyline! Many updates to this 3 bedroom, 2 bath, main floor laundry, extra large kitchen, with lots of space. Off street parking and new wood privacy fence. Newly Painted and much more!

Key facts

• Off street parking
• Main floor laundry
• Newly painted

Tags

• VIEW OVERLOOKING CITY SKYLINE
• MAIN FLOOR LAUNDRY
• EXTRA LARGE KITCHEN
• OFF STREET PARKING
• NEW WOOD PRIVACY FENCE
• NEWLY PAINTED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $130k (10.5% below list).
• Recommended offer: $130k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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 $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 99 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $145k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,770 (10.5% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — 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: 0.89% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $158,753
• List price: $145,000
• Delta: -8.66%
• 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
1203 Rhomberg Ave	0.13mi	4/2.5	1,524 (-11%)	1mo	$170,000	$112	75
611 Garfield Ave	0.44mi	4/1.5	1,673 (-2%)	6mo	$148,500	$89	67
2248 Prince St	0.44mi	3/3.0 (-1)	1,722 (+1%)	6mo	$173,000	$100	66
155 W 24 St	0.69mi	3/2.0 (-1)	1,720 (+1%)	1mo	$85,000	$49	59
2520 Queen St	0.35mi	3/1.0 (-1)	1,620 (-5%)	8mo	$106,000	$65	57
1765 Lincoln Ave	0.50mi	3/2.0 (-1)	1,647 (-4%)	9mo	$186,000	$113	56
2318 Washington St	0.50mi	4/2.0	1,918 (+12%)	3mo	$164,000	$86	52
2415 Queen St	0.39mi	3/1.0 (-1)	1,526 (-11%)	5mo	$78,000	$51	49
2529 Windsor Ave	0.33mi	3/1.5 (-1)	1,452 (-15%)	5mo	$174,000	$120	47
2710 Elm St	0.61mi	3/1.5 (-1)	1,524 (-11%)	3mo	$180,000	$118	42
57 Diagonal St	0.72mi	3/1.0 (-1)	1,524 (-11%)	0mo	$170,000	$112	37
1902 Rhomberg Ave	0.63mi	4/1.5	1,954 (+14%)	7mo	$137,000	$70	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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-14,532
• Equity at exit: $21,620

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $9,560
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $86

Break-even live

Break-even rent $1,189

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	1.00mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	1.50mi

Listing history 27 events

1. 2026-06-19
   days on market $145,000 Active 99 DOM
2. 2026-06-18
   days on market $145,000 Active 98 DOM
3. 2026-06-17
   days on market $145,000 Active 97 DOM
4. 2026-06-16
   days on market $145,000 Active 96 DOM
5. 2026-06-15
   days on market $145,000 Active 95 DOM
6. 2026-06-14
   days on market $145,000 Active 93 DOM
7. 2026-06-13
   days on market $145,000 Active 92 DOM
8. 2026-06-10
   days on market $145,000 Active 90 DOM
9. 2026-06-09
   days on market $145,000 Active 89 DOM
10. 2026-06-08
    days on market $145,000 Active 88 DOM
11. 2026-06-07
    days on market $145,000 Active 87 DOM
12. 2026-06-05
    days on market $145,000 Active 84 DOM
13. 2026-06-03
    days on market $145,000 Active 83 DOM
14. 2026-06-02
    days on market $145,000 Active 82 DOM
15. 2026-06-01
    days on market $145,000 Active 81 DOM
16. 2026-05-31
    days on market $145,000 Active 80 DOM
17. 2026-05-30
    days on market $145,000 Active 79 DOM
18. 2026-05-03
    price $155,000 235-char remark

    Show marketing remark (235 chars)

    Come see this beautiful view overlooking the city skyline! Many updates to this 3 bedroom, 2 bath, main floor laundry, extra large kitchen, with lots of space. Off street parking and new wood privacy fence. Newly Painted and much more!

19. 2026-04-21
    price $164,900 235-char remark

    Show marketing remark (235 chars)

    Come see this beautiful view overlooking the city skyline! Many updates to this 3 bedroom, 2 bath, main floor laundry, extra large kitchen, with lots of space. Off street parking and new wood privacy fence. Newly Painted and much more!

20. 2026-03-21
    price $169,500 235-char remark

    Show marketing remark (235 chars)

    Come see this beautiful view overlooking the city skyline! Many updates to this 3 bedroom, 2 bath, main floor laundry, extra large kitchen, with lots of space. Off street parking and new wood privacy fence. Newly Painted and much more!

21. 2026-03-13
    listed $174,500 Active 235-char remark

    Show marketing remark (235 chars)

    Come see this beautiful view overlooking the city skyline! Many updates to this 3 bedroom, 2 bath, main floor laundry, extra large kitchen, with lots of space. Off street parking and new wood privacy fence. Newly Painted and much more!

22. 2024-09-13
    soldstatus $95,000 Closed 198-char remark

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

23. 2024-09-13
    soldstatus $95,000

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

24. 2024-08-10
    historical Active Under Contract 198-char remark

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

25. 2024-07-25
    status Active 198-char remark

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

26. 2024-07-19
    historical Active Under Contract 198-char remark

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

27. 2024-07-17
    listed $105,000 Active 198-char remark

    Show marketing remark (198 chars)

    Investors up! Come check out this great home with off-street parking, 2 bathrooms, main floor laundry and 3 bedrooms. Plenty of space and needs some TLC! Newer roof as well! Come check it out!

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,850 · $154/mo
• Expected delta: +$426/yr (+$36/mo · 29.9%)

ⓘ 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: $15,572
• − Mortgage interest: −$8,122
• − Property taxes: −$1,424
• − Insurance: −$725
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,218
• Taxable loss: −$1,409
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,367/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

+47.6% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $155,000 ECIMLS
• 2026-04-21 Price Changed $164,900 ECIMLS
• 2026-03-21 Price Changed $169,500 ECIMLS
• 2026-03-13 Listed $174,500 ECIMLS
• 2024-09-13 Sold (Public Records) $95,000 Public Records
• 2024-09-13 Sold (MLS) $95,000 ECIMLS
• 2024-08-10 Contingent — ECIMLS
• 2024-07-25 Relisted — ECIMLS
• 2024-07-19 Contingent — ECIMLS
• 2024-07-17 Listed $105,000 ECIMLS

Property tax history

+1.9%/yr

Latest (2025): $1,424 · +3.3% YoY. Source: county tax records.