517 Loras Blvd · Dubuque, IA 52001

$167,900

4 bd · 2.0 ba · 1,927 sqft · SingleFamily public records · 101 Days on market

Built 1886 $87/sqft · 7% below area Est $181k · 7% 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 +20.9/30.0
• ARV discount +10.8/15.0
• DSCR +6.7/10.0
• Schools +5.5/10.0
• 1% rule +5.4/10.0
• 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

Check out this spacious 4 bedroom, 2 bath home with off street parking for 5 cars! Features an updated interior with newer flooring, updated kitchen, main floor laundry, updated baths and newer windows & furnace. Would make a great owner occupied home or a perfect investment property!

Key facts

• Built 1886
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 7 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 $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 101 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,789 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — 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: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $181,386
• List price: $167,900
• Delta: -7.44%
• 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
419 Clark St	0.21mi	4/2.0	1,796 (-7%)	8mo	$209,000	$116	72
2249 Harold St	0.57mi	3/1.5 (-1)	1,906 (-1%)	3mo	$240,000	$126	63
1086 Wood St	0.71mi	4/1.5	1,936 (+0%)	3mo	$240,000	$124	62
604 Chestnut St	0.13mi	3/2.0 (-1)	1,672 (-13%)	8mo	$239,000	$143	61
365 Kaufmann Ave	0.62mi	3/1.5 (-1)	1,918 (-0%)	5mo	$160,000	$83	59
1951 Madison St	0.36mi	3/2.5 (-1)	2,106 (+9%)	6mo	$190,000	$90	55
1161 Edina St	0.55mi	4/2.0	2,083 (+8%)	7mo	$217,500	$104	55
1567 Elm St	0.53mi	3/2.0 (-1)	1,776 (-8%)	2mo	$105,000	$59	55
1390 Loras Blvd	0.70mi	4/2.5	2,111 (+10%)	2mo	$225,000	$107	48
1295 Loras Blvd	0.62mi	5/2.0 (+1)	2,128 (+10%)	2mo	$265,000	$125	47
1240 Rosedale Ave	0.69mi	5/2.0 (+1)	2,111 (+10%)	1mo	$212,000	$100	46
379 Kaufmann Ave	0.63mi	3/2.0 (-1)	1,668 (-13%)	1mo	$177,500	$106	42

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,599
• Equity at exit: $25,034

10-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $33,039
• Equity at exit: $14,517

Cash invested: $47,012 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$880
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $234

Break-even live

Break-even rent $1,443

Max offer price $167,900

Occupancy floor 82%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	0.27mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	0.32mi
1199 Central Ave Unit 302 Dubuque, IA	4.0	3.0	2339	$2,850	$1.22	43d	1	0.36mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	0.49mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	43d	1	0.60mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	43d	1	0.64mi
705 W 3rd St Dubuque, IA	5.0	2.0	1300	$1,400	$1.08	44d	1	0.71mi

Listing history 11 events

1. 2026-05-09
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Check out this spacious 4 bedroom, 2 bath home with off street parking for 5 cars! Features an updated interior with newer flooring, updated kitchen, main floor laundry, updated baths and newer windows & furnace. Would make a great owner occupied home or a perfect investment property!

2. 2026-04-20
   price $167,900 291-char remark

   Show marketing remark (291 chars)

   Check out this spacious 4 bedroom, 2 bath home with off street parking for 5 cars! Features an updated interior with newer flooring, updated kitchen, main floor laundry, updated baths and newer windows & furnace. Would make a great owner occupied home or a perfect investment property!

3. 2026-01-28
   listed $172,900 Active 291-char remark

   Show marketing remark (291 chars)

   Check out this spacious 4 bedroom, 2 bath home with off street parking for 5 cars! Features an updated interior with newer flooring, updated kitchen, main floor laundry, updated baths and newer windows & furnace. Would make a great owner occupied home or a perfect investment property!

4. 2025-05-21
   historical $2,000
5. 2025-05-04
   listed $2,000
6. 2024-04-15
   price $185,000
7. 2024-03-21
   listed $195,000 Active
8. 2021-12-01
   soldstatus $159,000
9. 2021-11-30
   soldstatus $159,000
10. 2021-10-19
    listed $160,000
11. 2013-10-01
    soldstatus $87,000

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$181/yr (+$15/mo · 8.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% 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: $20,863
• − Mortgage interest: −$9,405
• − Property taxes: −$2,274
• − Insurance: −$840
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,884
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,773/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

+93.0% since first listed

11 events — show timeline

• 2026-05-09 Pending — ECIMLS
• 2026-04-20 Price Changed $167,900 ECIMLS
• 2026-01-28 Listed $172,900 ECIMLS
• 2025-05-21 Rental Removed $2,000 TENANTCLOUD
• 2025-05-04 Listed for Rent $2,000 TENANTCLOUD
• 2024-04-15 Price Changed $185,000 ECIMLS
• 2024-03-21 Listed $195,000 ECIMLS
• 2021-12-01 Sold (Public Records) $159,000 Public Records
• 2021-11-30 Sold (MLS) $159,000 ECIMLS
• 2021-10-19 Listed $160,000 ECIMLS
• 2013-10-01 Sold (Public Records) $87,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,274 · +3.0% YoY. Source: county tax records.