1440 Mount Pleasant St · Dubuque, IA 52001

$170,000

3 bd · 1.5 ba · 1,610 sqft · SingleFamily public records · 19 Days on market

Built 1896 Est $214k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and immaculate condition! Loads of character in this 4 bedroom, 1.5 bath 2 story home with a newer roof & windows & all appliances remain. Has newer flooring on the main level, fresh paint, and great curb appeal. Priced to sell!!

Key facts

• Flexible layout
• Built 1896
• Listed 19 days

Tags

• QUIET DEAD-END STREET
• WALK TO LOCAL FARMERS MARKET
• FLEXIBLE LAYOUT
• FULLY FENCED BACKYARD

Property features AI

Exterior

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

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom; One bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Window treatments; No fireplace; Full basement
• Laundry & utility: Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (19.2% below list).
• Recommended offer: $137k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Lincoln Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 255 students, 68% 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 51% 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); 237 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $170k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,369 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $214,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1135 Wood St	0.17mi	4/2.0 (+1)	1,632 (+1%)	2mo	$231,375	$142	81
1414 N Algona St	0.34mi	3/1.5	1,576 (-2%)	5mo	$269,000	$171	77
1458 Mount Pleasant St	0.01mi	3/1.0	1,380 (-14%)	3mo	$155,500	$113	71
1511 Adair St	0.16mi	3/2.0	1,406 (-13%)	5mo	$180,000	$128	65
1156 Center Pl	0.38mi	3/1.5	1,454 (-10%)	5mo	$176,000	$121	62
600 Angella St	0.54mi	3/1.5	1,492 (-7%)	1mo	$206,550	$138	61
1776 Grace St	0.41mi	3/1.5	1,424 (-12%)	1mo	$220,000	$154	61
71 Lois St	0.72mi	3/1.5	1,556 (-3%)	2mo	$260,000	$167	59
2155 Decorah St	0.49mi	3/1.0	1,430 (-11%)	2mo	$190,000	$133	55
33 Meadow Ln	0.73mi	4/1.5 (+1)	1,580 (-2%)	6mo	$132,000	$84	53
1875 Saint Ambrose St	0.68mi	4/1.0 (+1)	1,784 (+11%)	1mo	$214,900	$120	42
2485 Pearl St	0.73mi	3/1.5	1,814 (+13%)	4mo	$215,000	$119	41

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: -15.8%
• Equity multiple: 0.42×
• Total profit: $-27,443
• Equity at exit: $25,348

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-12,408
• Equity at exit: $14,698

Cash invested: $47,600 (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: 237
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$891
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-57

Break-even live

Break-even rent $1,446

Max offer price $159,940

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-9	+0% $-57	+5% $-105	+10% $-153
Rent	-10% $-165	-5% $-111	+0% $-57	+5% $-3	+10% $52
Rate	-1.0pp $29	-0.5pp $-14	base $-57	+0.5pp $-101	+1.0pp $-146

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	46d	1	0.19mi
1742 Delhi St Dubuque, IA	2.0	1.5	1534	$1,300	$0.85	46d	1	0.40mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	46d	1	0.62mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	46d	1	0.68mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	46d	1	0.92mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	46d	3	1.15mi

Listing history 16 events

1. 2026-06-23
   price $170,000 Active 19 DOM
2. 2026-06-22
   days on market $175,000 Active 19 DOM
3. 2026-06-21
   days on market $175,000 Active 18 DOM
4. 2026-06-19
   days on market $175,000 Active 16 DOM
5. 2026-06-18
   days on market $175,000 Active 15 DOM
6. 2026-06-17
   days on market $175,000 Active 14 DOM
7. 2026-06-16
   days on market $175,000 Active 13 DOM
8. 2026-06-15
   days on market $175,000 Active 12 DOM
9. 2026-06-14
   days on market $175,000 Active 10 DOM
10. 2026-06-13
    days on market $175,000 Active 9 DOM
11. 2026-06-10
    days on market $175,000 Active 7 DOM
12. 2026-06-09
    days on market $175,000 Active 6 DOM
13. 2026-06-08
    days on market $175,000 Active 5 DOM
14. 2026-06-07
    days on market $175,000 Active 4 DOM
15. 2026-06-03
    remarks 693-char remark
16. 2026-06-03
    listed $175,000 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: $2,158 · $180/mo
• Projected year-2 tax: $2,414 · $201/mo
• Expected delta: +$256/yr (+$21/mo · 11.8%)

ⓘ 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 ≥101°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: $16,484
• − Mortgage interest: −$9,523
• − Property taxes: −$2,158
• − Insurance: −$850
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,945
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $188/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

+75.0% since first listed

4 events — show timeline

• 2026-06-03 Listed $175,000 ECIMLS
• 2015-11-30 Sold (Public Records) $98,500 Public Records
• 2015-11-25 Sold (MLS) $98,500 ECIMLS
• 2015-06-16 Listed $100,000 ECIMLS

Property tax history

+2.9%/yr

Latest (2025): $2,158 · +3.0% YoY. Source: county tax records.