1599 Bluff St · Dubuque, IA 52001

$210,000

4 bd · 3.0 ba · 3,138 sqft · SingleFamily public records · 35 Days on market

Built 1896 $67/sqft · 9% above area Est $193k · 9% over

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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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GRACIOUS LIVING! This beautiful 7 bedroom, 3 bath home is updated, but retains all of its historic charm! The kitchen has been updated and features an 11x11 breakfast nook with original step back cupboard, access to the outdoor patio and secondary stairs to 2nd floor. This home also features newer electrical with 200 amp panel and hardwired smoke detectors, main floor laundry, main floor family room with fireplace, built-ins w/ lighted china cabinets in dining room, 10 ft ceilings, crown moulding, pocket doors and french doors, maple and oak flooring, some original ceiling fixtures and leaded glass windows, walk in master closet and shop area in the basement. Large shed for outside storage. This lovely home has been freshly painted and is a must see. Nearly 3,600 square feet of wow at just $129,900!

Key facts

• Breakfast nook
• Main floor laundry
• Outdoor patio

Tags

• BREAKFAST NOOK
• OUTDOOR PATIO
• MAIN FLOOR LAUNDRY
• MAIN FLOOR FAMILY ROOM
• BUILT-INS
• LIGHTED CHINA CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $196k (6.8% below list).
• Recommended offer: $196k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 1 comparable units currently listed for rent nearby; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $131k; list at $210k implies a 60% 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 $195,740 (6.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $193,198
• List price: $210,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Main St	0.31mi	3/3.5 (-1)	3,100 (-1%)	13mo	$280,000	$90	66
1996 Madison St	0.23mi	5/1.5 (+1)	2,738 (-13%)	13mo	$139,900	$51	46
1846 N Main St	0.18mi	3/2.0 (-1)	2,730 (-13%)	24mo	$350,000	$128	41
656 W 5th St	0.70mi	3/1.5 (-1)	2,802 (-11%)	17mo	$200,000	$71	24

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-16,909
• Equity at exit: $31,312

10-year hold

• IRR: 4.9%
• Equity multiple: 1.40×
• Total profit: $23,425
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $186

Break-even live

Break-even rent $1,722

Max offer price $210,000

Occupancy floor 86%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.31mi

Listing history 24 events

1. 2026-06-16
   days on market $210,000 Active 35 DOM
2. 2026-06-15
   days on market $210,000 Active 34 DOM
3. 2026-06-14
   days on market $210,000 Active 32 DOM
4. 2026-06-13
   days on market $210,000 Active 31 DOM
5. 2026-06-10
   days on market $210,000 Active 29 DOM
6. 2026-06-09
   days on market $210,000 Active 28 DOM
7. 2026-06-08
   days on market $210,000 Active 27 DOM
8. 2026-06-07
   days on market $210,000 Active 26 DOM
9. 2026-06-05
   days on market $210,000 Active 23 DOM
10. 2026-06-03
    days on market $210,000 Active 22 DOM
11. 2026-06-02
    days on market $210,000 Active 21 DOM
12. 2026-06-01
    days on market $210,000 Active 20 DOM
13. 2026-05-31
    days on market $210,000 Active 19 DOM
14. 2026-05-30
    days on market $210,000 Active 18 DOM
15. 2026-05-12
    listed $210,000 Active 809-char remark
16. 2019-08-28
    soldstatus $131,000

    Show marketing remark (810 chars)

    GRACIOUS LIVING! This beautiful 7 bedroom, 3 bath home is updated, but retains all of its historic charm! The kitchen has been updated and features an 11x11 breakfast nook with original step back cupboard, access to the outdoor patio and secondary stairs to 2nd floor. This home also features newer electrical with 200 amp panel and hardwired smoke detectors, main floor laundry, main floor family room with fireplace, built-ins w/ lighted china cabinets in dining room, 10 ft ceilings, crown moulding, pocket doors and french doors, maple and oak flooring, some original ceiling fixtures and leaded glass windows, walk in master closet and shop area in the basement. Large shed for outside storage. This lovely home has been freshly painted and is a must see. Nearly 3,600 square feet of wow at just $129,900!

17. 2019-08-28
    soldstatus $130,500

    Show marketing remark (810 chars)

    GRACIOUS LIVING! This beautiful 7 bedroom, 3 bath home is updated, but retains all of its historic charm! The kitchen has been updated and features an 11x11 breakfast nook with original step back cupboard, access to the outdoor patio and secondary stairs to 2nd floor. This home also features newer electrical with 200 amp panel and hardwired smoke detectors, main floor laundry, main floor family room with fireplace, built-ins w/ lighted china cabinets in dining room, 10 ft ceilings, crown moulding, pocket doors and french doors, maple and oak flooring, some original ceiling fixtures and leaded glass windows, walk in master closet and shop area in the basement. Large shed for outside storage. This lovely home has been freshly painted and is a must see. Nearly 3,600 square feet of wow at just $129,900!

18. 2018-08-09
    listed $129,900

    Show marketing remark (810 chars)

    GRACIOUS LIVING! This beautiful 7 bedroom, 3 bath home is updated, but retains all of its historic charm! The kitchen has been updated and features an 11x11 breakfast nook with original step back cupboard, access to the outdoor patio and secondary stairs to 2nd floor. This home also features newer electrical with 200 amp panel and hardwired smoke detectors, main floor laundry, main floor family room with fireplace, built-ins w/ lighted china cabinets in dining room, 10 ft ceilings, crown moulding, pocket doors and french doors, maple and oak flooring, some original ceiling fixtures and leaded glass windows, walk in master closet and shop area in the basement. Large shed for outside storage. This lovely home has been freshly painted and is a must see. Nearly 3,600 square feet of wow at just $129,900!

19. 2017-03-16
    soldstatus $110,000
20. 2017-03-15
    soldstatus $110,000
21. 2016-03-05
    listed $110,000
22. 2015-08-12
    listed $110,000
23. 2015-05-18
    soldstatus $100,000
24. 2014-05-06
    listed $118,480

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$618/yr (+$51/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: $23,489
• − Mortgage interest: −$11,763
• − Property taxes: −$2,062
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$6,109
• Taxable loss: −$1,254
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $2,530/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

+10.1% since first listed

9 events — show timeline

• 2019-08-28 Sold (Public Records) $130,500 Public Records
• 2019-08-28 Sold (MLS) $131,000 ECIMLS
• 2018-08-09 Listed $129,900 ECIMLS
• 2017-03-16 Sold (Public Records) $110,000 Public Records
• 2017-03-15 Sold (MLS) $110,000 ECIMLS
• 2016-03-05 Listed $110,000 ECIMLS
• 2015-08-12 Listed $110,000 ECIMLS
• 2015-05-18 Sold (Public Records) $100,000 Public Records
• 2014-05-06 Listed $118,480 ECIMLS

Property tax history

+11.7%/yr

Latest (2025): $2,062 · +3.4% YoY. Source: county tax records.