273 N Booth St · Dubuque, IA 52001

$156,500

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 39 Days on market

Built 1885 $144/sqft · 11% below area Est $175k · 11% under

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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).

• ARV discount +12.3/15.0
• Cash flow +9.9/30.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Welcome to your new home in Dubuque's coveted location! This charming 2-story, 2-bedroom residence offers plenty of cozy living space and is adorned with elegant hardwood floors throughout the main floor. Embrace the convenience of a 1-car garage, offering ample storage and protection for your vehicle. Situated in Dubuque's desirable locale, this property presents a prime opportunity for savvy buyers. Sold as-is, seize the chance to customize and make it your own. Don't miss out on this gem – schedule your showing today!"

Key facts

• New roof
• Garage
• Built 1885

Tags

• DETACHED OVERSIZE GARAGE
• NEW ROOF

Property features AI

Exterior

• Parking: Detached garage with garage door opener; One parking space
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two levels; Stone foundation
• Construction: Stone foundation; Shingle roof
• Exterior features: Deck; Porch; Fenced yard; Shingle roof

Interior

• Kitchen: Refrigerator; Range; Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.9% below list).
• Recommended offer: $117k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Lincoln Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 255 students, 68% FRL); George Washington Middle School (math 63% / reading 65%, grade B+, #166 of 246 statewide, top 68%, 624 students, 50% FRL); Dubuque Senior High School (math 63% / reading 74%, grade B, #181 of 336 statewide, top 54%, 1,435 students, 36% FRL) — zoned schools average 51% FRL vs 32% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 234 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 39 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,473 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.75% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $175,210
• List price: $156,500
• Delta: -10.68%
• 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
1365 Solon St	0.10mi	3/1.0 (+1)	1,078 (-1%)	2mo	$170,000	$158	87
330 N Algona St	0.52mi	2/1.0	1,080 (-1%)	4mo	$142,500	$132	72
1920 W 3rd St	0.40mi	2/1.0	1,008 (-7%)	6mo	$170,000	$169	64
1556 Auburn St	0.60mi	2/1.0	1,038 (-5%)	2mo	$160,830	$155	63
89 Hill St	0.27mi	2/1.0	1,228 (+13%)	4mo	$178,000	$145	63
1615 Adair St	0.60mi	2/1.0	1,168 (+7%)	6mo	$75,000	$64	55
1594 Wood St	0.57mi	2/1.0	1,194 (+10%)	6mo	$150,000	$126	53
626 Bradley St	0.73mi	2/1.5	1,012 (-7%)	2mo	$230,000	$227	50
81 Fremont Ave	0.49mi	3/1.0 (+1)	942 (-13%)	1mo	$142,000	$151	49
17 Jenni St	0.54mi	2/1.0	952 (-12%)	8mo	$187,500	$197	47
1956 Saint Joseph St	0.56mi	3/1.0 (+1)	936 (-14%)	7mo	$175,000	$187	40
194 Concord St	0.68mi	3/1.0 (+1)	1,210 (+11%)	6mo	$242,000	$200	39

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: -18.1%
• Equity multiple: 0.35×
• Total profit: $-28,472
• Equity at exit: $23,335

10-year hold

• IRR: -6.1%
• Equity multiple: 0.56×
• Total profit: $-19,137
• Equity at exit: $13,531

Cash invested: $43,820 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$821
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-99

Break-even live

Break-even rent $1,300

Max offer price $139,063

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-54	+0% $-99	+5% $-143	+10% $-187
Rent	-10% $-192	-5% $-145	+0% $-99	+5% $-52	+10% $-6
Rate	-1.0pp $-20	-0.5pp $-59	base $-99	+0.5pp $-139	+1.0pp $-181

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nevada St Unit 520-2 Dubuque, IA	1.0	1.5	900	$1,100	$1.22	45d	1	0.18mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	45d	1	0.32mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	45d	1	0.44mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	0.64mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	1.04mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	1.09mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	1.14mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	1.18mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	1.18mi

Listing history 26 events

1. 2026-06-21
   days on market $156,500 Active 39 DOM
2. 2026-06-19
   days on market $156,500 Active 37 DOM
3. 2026-06-18
   days on market $156,500 Active 36 DOM
4. 2026-06-17
   days on market $156,500 Active 35 DOM
5. 2026-06-16
   days on market $156,500 Active 34 DOM
6. 2026-06-15
   remarks 300-char remark
7. 2026-06-15
   days on market $156,500 Active 33 DOM
8. 2026-06-14
   days on market $156,500 Active 31 DOM
9. 2026-06-13
   days on market $156,500 Active 30 DOM
10. 2026-06-10
    days on market $156,500 Active 28 DOM
11. 2026-06-09
    days on market $156,500 Active 27 DOM
12. 2026-06-08
    days on market $156,500 Active 26 DOM
13. 2026-06-07
    days on market $156,500 Active 25 DOM
14. 2026-06-05
    days on market $156,500 Active 22 DOM
15. 2026-06-03
    days on market $156,500 Active 21 DOM
16. 2026-06-03
    price $156,500 Active 20 DOM
17. 2026-06-02
    days on market $161,500 Active 20 DOM
18. 2026-06-01
    days on market $161,500 Active 19 DOM
19. 2026-05-31
    days on market $161,500 Active 18 DOM
20. 2026-05-30
    days on market $161,500 Active 17 DOM
21. 2026-05-13
    listed $161,500 Active 243-char remark
22. 2024-06-05
    soldstatus $152,500
23. 2024-06-03
    soldstatus $152,500 Closed 544-char remark

    Show marketing remark (544 chars)

    "Welcome to your new home in Dubuque's coveted location! This charming 2-story, 2-bedroom residence offers plenty of cozy living space and is adorned with elegant hardwood floors throughout the main floor. Embrace the convenience of a 1-car garage, offering ample storage and protection for your vehicle. Situated in Dubuque's desirable locale, this property presents a prime opportunity for savvy buyers. Sold as-is, seize the chance to customize and make it your own. Don't miss out on this gem – schedule your showing today!"

24. 2024-04-27
    historical Active Under Contract 544-char remark

    Show marketing remark (544 chars)

    "Welcome to your new home in Dubuque's coveted location! This charming 2-story, 2-bedroom residence offers plenty of cozy living space and is adorned with elegant hardwood floors throughout the main floor. Embrace the convenience of a 1-car garage, offering ample storage and protection for your vehicle. Situated in Dubuque's desirable locale, this property presents a prime opportunity for savvy buyers. Sold as-is, seize the chance to customize and make it your own. Don't miss out on this gem – schedule your showing today!"

25. 2024-04-18
    listed $149,900 Active 544-char remark

    Show marketing remark (544 chars)

    "Welcome to your new home in Dubuque's coveted location! This charming 2-story, 2-bedroom residence offers plenty of cozy living space and is adorned with elegant hardwood floors throughout the main floor. Embrace the convenience of a 1-car garage, offering ample storage and protection for your vehicle. Situated in Dubuque's desirable locale, this property presents a prime opportunity for savvy buyers. Sold as-is, seize the chance to customize and make it your own. Don't miss out on this gem – schedule your showing today!"

26. 2013-12-18
    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: $1,690 · $141/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$384/yr (+$32/mo · 22.7%)

ⓘ 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) · 71% 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: $14,097
• − Mortgage interest: −$8,766
• − Property taxes: −$1,690
• − Insurance: −$782
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,553
• Taxable loss: −$3,950
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $-236/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

+79.9% since first listed

7 events — show timeline

• 2026-06-02 Price Changed $156,500 ECIMLS
• 2026-05-13 Listed $161,500 ECIMLS
• 2024-06-05 Sold (Public Records) $152,500 Public Records
• 2024-06-03 Sold (MLS) $152,500 ECIMLS
• 2024-04-27 Contingent — ECIMLS
• 2024-04-18 Listed $149,900 ECIMLS
• 2013-12-18 Sold (Public Records) $87,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,690 · +13.1% YoY. Source: county tax records.