2501 Central Ave · Dubuque, IA 52001

$125,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 32 Days on market

Built 1925 Est $143k · 13% under

---

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 +17.4/30.0
• ARV discount +13.2/15.0
• Schools +5.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• 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

Three bedrooms with spacious closets and a main floor bathroom, this home has charm and original woodwork you may find to be just perfect for you. Sliding glass doors lead to the back deck. Unfinished attic space that could be converted to increase living space, and a front porch to enjoy the beautiful sunny days ahead. Call your Realtor today! Seller has Iowa Real Estate License.

Key facts

• New furnace
• Sliding glass doors
• Back deck

Tags

• ORIGINAL WOODWORK
• SLIDING GLASS DOORS
• BACK DECK
• NEW FURNACE
• FRESHLY REPAINTED FRONT PORCH
• NEW LVP FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Shingle roof; Stone foundation
• Exterior features: Deck; Patio

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Wall cooling units
• Interior features: Window treatments; Full basement
• Laundry & utility: Laundry on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $119k (5.2% below list).
• Recommended offer: $119k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Eisenhower Elementary School (math 77% / reading 66%, grade A-, #212 of 616 statewide, top 35%, 566 students, 34% FRL); Hempstead High School (math 64% / reading 71%, grade B, #186 of 336 statewide, top 57%, 1,584 students, 38% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 10 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 $864 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 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,540 (5.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 5% 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. 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $143,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Regent St	0.35mi	3/1.0	1,176 (+5%)	0mo	$64,000	$54	74
2417 Jackson St	0.13mi	3/1.0	1,248 (+12%)	1mo	$63,000	$50	74
2730 Washington St	0.38mi	3/1.0	1,132 (+1%)	8mo	$95,000	$84	74
328 Chappel Ct	0.35mi	2/1.5 (-1)	1,176 (+5%)	0mo	$150,000	$128	68
2687 Central Ave	0.26mi	3/1.0	1,264 (+13%)	1mo	$20,000	$16	66
700 Kaufmann Ave	0.55mi	3/2.0	1,150 (+3%)	1mo	$212,000	$184	65
835 Clarke Dr	0.66mi	3/1.0	1,142 (+2%)	4mo	$137,000	$120	62
2720 Pinard St	0.42mi	3/1.0	1,010 (-10%)	4mo	$126,000	$125	61
2501 Windsor Ave	0.33mi	3/2.0	1,256 (+12%)	3mo	$197,000	$157	58
692 Kane St	0.55mi	3/1.0	1,044 (-7%)	7mo	$162,500	$156	58
660 Kaufmann Ave	0.51mi	2/2.5 (-1)	1,176 (+5%)	1mo	$150,000	$128	56
3046 Central Ave	0.70mi	2/2.0 (-1)	964 (-14%)	4mo	$136,000	$141	32

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: -8.4%
• Equity multiple: 0.68×
• Total profit: $-11,105
• Equity at exit: $18,638

10-year hold

• IRR: 4.2%
• Equity multiple: 1.34×
• Total profit: $11,923
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $93

Break-even live

Break-even rent $1,068

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	44d	1	0.06mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	44d	1	0.62mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	44d	1	0.65mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	44d	1	0.67mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	44d	1	0.73mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	44d	3	1.06mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	44d	1	1.08mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	44d	1	1.32mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	44d	1	1.32mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	44d	1	1.33mi

Listing history 26 events

1. 2026-06-19
   days on market $125,000 Active 32 DOM
2. 2026-06-18
   days on market $125,000 Active 31 DOM
3. 2026-06-17
   days on market $125,000 Active 30 DOM
4. 2026-06-17
   price $125,000 Active 29 DOM
5. 2026-06-16
   days on market $130,000 Active 29 DOM
6. 2026-06-15
   days on market $130,000 Active 28 DOM
7. 2026-06-14
   days on market $130,000 Active 26 DOM
8. 2026-06-13
   days on market $130,000 Active 25 DOM
9. 2026-06-10
   days on market $130,000 Active 23 DOM
10. 2026-06-09
    days on market $130,000 Active 22 DOM
11. 2026-06-08
    days on market $130,000 Active 21 DOM
12. 2026-06-07
    days on market $130,000 Active 20 DOM
13. 2026-06-05
    days on market $130,000 Active 17 DOM
14. 2026-06-03
    days on market $130,000 Active 16 DOM
15. 2026-06-02
    days on market $130,000 Active 15 DOM
16. 2026-06-01
    days on market $130,000 Active 14 DOM
17. 2026-05-31
    days on market $130,000 Active 13 DOM
18. 2026-05-30
    days on market $130,000 Active 12 DOM
19. 2026-05-18
    listed $130,000 Active
20. 2026-01-05
    historical $1,000
21. 2025-11-18
    listed $1,000
22. 2023-05-18
    historical
23. 2023-05-03
    soldstatus $113,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Three bedrooms with spacious closets and a main floor bathroom, this home has charm and original woodwork you may find to be just perfect for you. Sliding glass doors lead to the back deck. Unfinished attic space that could be converted to increase living space, and a front porch to enjoy the beautiful sunny days ahead. Call your Realtor today! Seller has Iowa Real Estate License.

24. 2023-05-03
    soldstatus $123,625

    Show marketing remark (383 chars)

    Three bedrooms with spacious closets and a main floor bathroom, this home has charm and original woodwork you may find to be just perfect for you. Sliding glass doors lead to the back deck. Unfinished attic space that could be converted to increase living space, and a front porch to enjoy the beautiful sunny days ahead. Call your Realtor today! Seller has Iowa Real Estate License.

25. 2023-04-04
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Three bedrooms with spacious closets and a main floor bathroom, this home has charm and original woodwork you may find to be just perfect for you. Sliding glass doors lead to the back deck. Unfinished attic space that could be converted to increase living space, and a front porch to enjoy the beautiful sunny days ahead. Call your Realtor today! Seller has Iowa Real Estate License.

26. 2023-03-23
    listed $117,000 Active 383-char remark

    Show marketing remark (383 chars)

    Three bedrooms with spacious closets and a main floor bathroom, this home has charm and original woodwork you may find to be just perfect for you. Sliding glass doors lead to the back deck. Unfinished attic space that could be converted to increase living space, and a front porch to enjoy the beautiful sunny days ahead. Call your Realtor today! Seller has Iowa Real Estate License.

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$166/yr (+$14/mo · 10.2%)

ⓘ 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: $14,225
• − Mortgage interest: −$7,002
• − Property taxes: −$1,630
• − Insurance: −$625
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,636
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,343/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

+11.1% since first listed

8 events — show timeline

• 2026-05-18 Listed $130,000 ECIMLS
• 2026-01-05 Rental Removed $1,000 BUILDIUM
• 2025-11-18 Listed for Rent $1,000 BUILDIUM
• 2023-05-18 Rental Removed — BUILDIUM
• 2023-05-03 Sold (Public Records) $123,625 Public Records
• 2023-05-03 Sold (MLS) $113,000 ECIMLS
• 2023-04-04 Pending — ECIMLS
• 2023-03-23 Listed $117,000 ECIMLS

Property tax history

+2.9%/yr

Latest (2025): $1,630 · +19.9% YoY. Source: county tax records.