2618 Jackson St · Dubuque, IA 52001

$97,600

3 bd · 1.0 ba · 1,503 sqft · SingleFamily public records · 77 Days on market

Built 1900 $65/sqft · 10% below area Est $131k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.5/10.0
• 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

This two story home offers opportunity at a reasonable price. Four bedrooms with three upstairs and one on the main level. Full bath with laundry is centrally located on the main floor. Kitchen is fully equipped with all appliances. Modern exterior, central air, fenced back yard and off street parking from the alley. Schedule your visit today. This home is available only to owner occupants, governmental agencies and qualifying non-profit organizations through May 1, 2026. HUD homes are sold as-is. Case number 161-377655.

Key facts

• Built 1900
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $675 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,744 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $131,009
• List price: $97,600
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Diagonal St	0.16mi	3/1.0	1,524 (+1%)	0mo	$170,000	$112	90
2491 Jackson St	0.22mi	3/1.5	1,376 (-8%)	0mo	$149,000	$108	73
3035 Burden St	0.58mi	3/1.0	1,490 (-1%)	2mo	$195,000	$131	70
523 Kaufmann Ave	0.47mi	2/2.0 (-1)	1,528 (+2%)	2mo	$150,000	$98	65
2418 White St	0.28mi	3/1.5	1,317 (-12%)	1mo	$150,000	$114	64
2839 Elm St	0.32mi	3/2.0	1,650 (+10%)	2mo	$180,000	$109	64
155 W 24 St	0.33mi	3/2.0	1,720 (+14%)	1mo	$85,000	$49	56
379 Kaufmann Ave	0.50mi	3/2.0	1,668 (+11%)	1mo	$177,500	$106	54
615 E 24th St	0.38mi	2/1.5 (-1)	1,304 (-13%)	0mo	$70,000	$54	53
2243 White St	0.46mi	3/2.0	1,312 (-13%)	1mo	$143,000	$109	53
2878 Timberline St	0.71mi	3/2.0	1,400 (-7%)	0mo	$273,000	$195	51
1203 Rhomberg Ave	0.74mi	4/2.5 (+1)	1,524 (+1%)	1mo	$170,000	$112	51

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: 12.8%
• Equity multiple: 1.53×
• Total profit: $14,423
• Equity at exit: $14,552

10-year hold

• IRR: 23.8%
• Equity multiple: 3.33×
• Total profit: $63,720
• Equity at exit: $8,439

Cash invested: $27,328 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$512
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $412

Break-even live

Break-even rent $937

Max offer price $97,600

Occupancy floor 67%

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: $24,400
• Closing costs: $2,928
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.99mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	44d	1	1.06mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	43d	3	1.30mi

Listing history 26 events

1. 2026-06-19
   days on market $97,600 Active 77 DOM
2. 2026-06-18
   days on market $97,600 Active 76 DOM
3. 2026-06-17
   days on market $97,600 Active 75 DOM
4. 2026-06-16
   days on market $97,600 Active 74 DOM
5. 2026-06-15
   days on market $97,600 Active 73 DOM
6. 2026-06-14
   days on market $97,600 Active 71 DOM
7. 2026-06-13
   days on market $97,600 Active 70 DOM
8. 2026-06-10
   days on market $97,600 Active 68 DOM
9. 2026-06-09
   days on market $97,600 Active 67 DOM
10. 2026-06-08
    days on market $97,600 Active 66 DOM
11. 2026-06-07
    days on market $97,600 Active 65 DOM
12. 2026-06-05
    days on market $97,600 Active 62 DOM
13. 2026-06-03
    days on market $97,600 Active 61 DOM
14. 2026-06-02
    days on market $97,600 Active 60 DOM
15. 2026-06-01
    days on market $97,600 Active 59 DOM
16. 2026-05-31
    days on market $97,600 Active 58 DOM
17. 2026-05-30
    days on market $97,600 Active 57 DOM
18. 2026-05-15
    price $97,600 526-char remark

    Show marketing remark (526 chars)

    This two story home offers opportunity at a reasonable price. Four bedrooms with three upstairs and one on the main level. Full bath with laundry is centrally located on the main floor. Kitchen is fully equipped with all appliances. Modern exterior, central air, fenced back yard and off street parking from the alley. Schedule your visit today. This home is available only to owner occupants, governmental agencies and qualifying non-profit organizations through May 1, 2026. HUD homes are sold as-is. Case number 161-377655.

19. 2026-04-02
    listed $122,000 Active 526-char remark

    Show marketing remark (526 chars)

    This two story home offers opportunity at a reasonable price. Four bedrooms with three upstairs and one on the main level. Full bath with laundry is centrally located on the main floor. Kitchen is fully equipped with all appliances. Modern exterior, central air, fenced back yard and off street parking from the alley. Schedule your visit today. This home is available only to owner occupants, governmental agencies and qualifying non-profit organizations through May 1, 2026. HUD homes are sold as-is. Case number 161-377655.

20. 2018-06-01
    soldstatus $75,500
21. 2018-05-31
    soldstatus $76,000 232-char remark

    Show marketing remark (232 chars)

    Charming 2 story home has a lot to offer, starting with 4 bedroom & 1 full bath. A few updates being updated bathroom, large eat in kitchen, Fenced in backyard. 3 off street parking spots. Move in ready. Call for more details.

22. 2018-02-23
    listed $76,500 232-char remark

    Show marketing remark (232 chars)

    Charming 2 story home has a lot to offer, starting with 4 bedroom & 1 full bath. A few updates being updated bathroom, large eat in kitchen, Fenced in backyard. 3 off street parking spots. Move in ready. Call for more details.

23. 2016-01-13
    soldstatus $69,750
24. 2016-01-13
    soldstatus $70,000
25. 2015-07-13
    listed $75,000
26. 2015-01-19
    listed $75,000

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,586 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% 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: $17,496
• − Mortgage interest: −$5,467
• − Property taxes: −$1,586
• − Insurance: −$1,154
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,839
• Taxable income: $3,650
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,064/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

+30.1% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $97,600 ECIMLS
• 2026-04-02 Listed $122,000 ECIMLS
• 2018-06-01 Sold (Public Records) $75,500 Public Records
• 2018-05-31 Sold (MLS) $76,000 ECIMLS
• 2018-02-23 Listed $76,500 ECIMLS
• 2016-01-13 Sold (Public Records) $70,000 Public Records
• 2016-01-13 Sold (MLS) $69,750 ECIMLS
• 2015-07-13 Listed $75,000 ECIMLS
• 2015-01-19 Listed $75,000 ECIMLS

Property tax history

+2.0%/yr

Latest (2025): $1,586 · +3.3% YoY. Source: county tax records.