1081 Center Pl · Dubuque, IA 52001

$148,900

4 bd · 1.0 ba · 995 sqft · SingleFamily public records · 199 Days on market

Built 1925 $150/sqft · 54% above area Est $174k · 15% under ↓ 6% since listing

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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 +20.5/30.0
• ARV discount +14.0/15.0
• DSCR +6.5/10.0
• Schools +5.5/10.0
• 1% rule +5.1/10.0
• 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

Stop and see this charming 3-bedroom, 1-bath home. This well-maintained property offers comfortable living with a spacious layout, a bright and inviting living area, and a functional kitchen ready for your personal touch. Enjoy the convenience of a 2-car detached garage, perfect for parking and extra storage. This home is close to schools, parks, shopping, and all that Dubuque has to offer. A great opportunity don’t miss your chance to make it yours!

Key facts

• Garage
• Built 1925
• Listed 199 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 234 active listings in the ZIP; 1 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 199 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1925 — 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: 1.01% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $174,260
• List price: $148,900
• Delta: -14.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1060 Loras Blvd	0.23mi	3/1.5 (-1)	1,072 (+8%)	12mo	$170,000	$159	60
671 Roberts St	0.26mi	3/1.0 (-1)	1,089 (+9%)	12mo	$155,000	$142	58
1365 Solon St	0.51mi	3/1.0 (-1)	1,078 (+8%)	2mo	$170,000	$158	56
433 W Locust St	0.59mi	3/1.0 (-1)	1,008 (+1%)	14mo	$65,000	$64	54
365 N Booth St	0.35mi	3/1.0 (-1)	1,120 (+13%)	10mo	$164,000	$146	49
1380 Reeder St	0.60mi	3/1.5 (-1)	1,064 (+7%)	9mo	$162,000	$152	46
817 Glen Oak St	0.28mi	3/2.0 (-1)	1,127 (+13%)	14mo	$145,000	$129	44
950 W Locust St	0.69mi	3/1.0 (-1)	864 (-13%)	1mo	$165,000	$191	40
1865 Wood St	0.60mi	3/1.0 (-1)	864 (-13%)	8mo	$182,000	$211	38

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,563
• Equity at exit: $22,201

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $27,216
• Equity at exit: $12,874

Cash invested: $41,692 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $196

Break-even live

Break-even rent $1,260

Max offer price $148,900

Occupancy floor 82%

Sensitivity live

Price	-10% $280	-5% $238	+0% $196	+5% $154	+10% $111
Rent	-10% $77	-5% $136	+0% $196	+5% $255	+10% $315
Rate	-1.0pp $271	-0.5pp $234	base $196	+0.5pp $157	+1.0pp $118

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	0.27mi

Listing history 23 events

1. 2026-06-21
   days on market $148,900 Active 199 DOM
2. 2026-06-19
   days on market $148,900 Active 197 DOM
3. 2026-06-18
   days on market $148,900 Active 196 DOM
4. 2026-06-17
   days on market $148,900 Active 195 DOM
5. 2026-06-16
   days on market $148,900 Active 194 DOM
6. 2026-06-15
   days on market $148,900 Active 193 DOM
7. 2026-06-14
   days on market $148,900 Active 191 DOM
8. 2026-06-13
   days on market $148,900 Active 190 DOM
9. 2026-06-10
   days on market $148,900 Active 188 DOM
10. 2026-06-09
    days on market $148,900 Active 187 DOM
11. 2026-06-08
    days on market $148,900 Active 186 DOM
12. 2026-06-07
    days on market $148,900 Active 185 DOM
13. 2026-06-05
    days on market $148,900 Active 182 DOM
14. 2026-06-03
    days on market $148,900 Active 181 DOM
15. 2026-06-02
    days on market $148,900 Active 180 DOM
16. 2026-06-01
    days on market $148,900 Active 179 DOM
17. 2026-05-31
    days on market $148,900 Active 178 DOM
18. 2026-05-30
    days on market $148,900 Active 177 DOM
19. 2025-12-04
    listed $148,900 Active 460-char remark

    Show marketing remark (460 chars)

    Stop and see this charming 3-bedroom, 1-bath home. This well-maintained property offers comfortable living with a spacious layout, a bright and inviting living area, and a functional kitchen ready for your personal touch. Enjoy the convenience of a 2-car detached garage, perfect for parking and extra storage. This home is close to schools, parks, shopping, and all that Dubuque has to offer. A great opportunity don’t miss your chance to make it yours!

20. 2025-10-08
    price $152,900
21. 2025-09-08
    status Active
22. 2025-08-27
    status Pending
23. 2025-08-12
    listed $157,900 Active

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$252/yr (+$21/mo · 13.7%)

ⓘ 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: $18,098
• − Mortgage interest: −$8,341
• − Property taxes: −$1,834
• − Insurance: −$744
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,332
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $2,361/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

-5.7% since first listed

5 events — show timeline

• 2025-12-04 Listed $148,900 ECIMLS
• 2025-10-08 Price Changed $152,900 ECIMLS
• 2025-09-08 Relisted — ECIMLS
• 2025-08-27 Pending — ECIMLS
• 2025-08-12 Listed $157,900 ECIMLS

Property tax history

+3.0%/yr

Latest (2025): $1,834 · +3.3% YoY. Source: county tax records.