2162 Garfield Ave · Dubuque, IA 52001

$175,000

3 bd · 1.5 ba · 1,197 sqft · SingleFamily public records

Built 1900 Est $169k · at est.

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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 +11.9/30.0
• ARV discount +5.8/15.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

Key facts

• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-45 ($-542/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.5% below list).
• Recommended offer: $137k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 2 comparable units currently listed for rent nearby; 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,420 (21.5% 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. Built in 1900 — 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: 0.79% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $168,777
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Garfield Ave	0.12mi	4/1.0 (+1)	1,262 (+5%)	17mo	$190,000	$151	65
1609 Prescott St	0.50mi	3/1.0	1,246 (+4%)	5mo	$140,000	$112	64
2055 Jansen St	0.52mi	3/2.0	1,240 (+4%)	10mo	$235,000	$190	60
1901 Ann St	0.72mi	2/1.0 (-1)	1,200 (+0%)	0mo	$163,300	$136	59
1311 Garfield Ave	0.68mi	3/1.0	1,248 (+4%)	3mo	$160,000	$128	57
2405 Rhomberg Ave	0.25mi	2/1.0 (-1)	1,120 (-6%)	22mo	$172,000	$154	52
1305 Rhomberg Ave	0.70mi	2/1.5 (-1)	1,224 (+2%)	8mo	$172,500	$141	52
1606 Rhomberg Ave	0.47mi	3/1.0	1,021 (-15%)	9mo	$147,000	$144	44
2748 Shiras Ave	0.62mi	3/2.5	1,276 (+7%)	18mo	$256,000	$201	41
1356 Thomas Pl	0.72mi	3/1.5	1,308 (+9%)	13mo	$155,000	$119	40
1309 Rhomberg Ave	0.69mi	2/1.5 (-1)	1,177 (-2%)	24mo	$121,500	$103	40
1403 Lincoln Ave	0.65mi	3/1.5	1,328 (+11%)	22mo	$136,500	$103	33

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-27,531
• Equity at exit: $26,093

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-11,628
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-45

Break-even live

Break-even rent $1,431

Max offer price $167,018

Occupancy floor 98%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	44d	1	1.36mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	43d	1	1.45mi

Listing history 8 events

1. 2026-05-26
   listed $175,000
2. 2025-08-11
   soldstatus $168,000
3. 2025-08-08
   soldstatus $168,000 Closed 478-char remark

   Show marketing remark (478 chars)

   3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

4. 2025-07-11
   historical Active Under Contract 478-char remark

   Show marketing remark (478 chars)

   3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

5. 2025-06-27
   status Active 478-char remark

   Show marketing remark (478 chars)

   3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

6. 2025-06-17
   status Pending 478-char remark

   Show marketing remark (478 chars)

   3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

7. 2025-06-10
   listed $175,000 Active 478-char remark

   Show marketing remark (478 chars)

   3 Bed, 1.5 Bath Home – Main Floor Laundry + 1-Car Garage This well-kept 3-bedroom, 1.5-bath home offers comfortable living with practical features throughout. Enjoy the convenience of main floor laundry, a functional layout, and a 1-car garage. Bright living spaces, roomy bedrooms, and a manageable yard make this a great option for homeowners or investors. Located in a quiet, established neighborhood close to schools and amenities. Move-in ready and easy to maintain.

8. 2005-05-02
   soldstatus $65,500

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: +$533/yr (+$44/mo · 31.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 16 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: $16,490
• − Mortgage interest: −$9,803
• − Property taxes: −$1,682
• − Insurance: −$875
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$5,091
• Taxable loss: −$3,599
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $321/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

+167.2% since first listed

8 events — show timeline

• 2026-05-26 Listed $175,000 FSBO.com
• 2025-08-11 Sold (Public Records) $168,000 Public Records
• 2025-08-08 Sold (MLS) $168,000 ECIMLS
• 2025-07-11 Contingent — ECIMLS
• 2025-06-27 Relisted — ECIMLS
• 2025-06-17 Pending — ECIMLS
• 2025-06-10 Listed $175,000 ECIMLS
• 2005-05-02 Sold (Public Records) $65,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,682 · +2.9% YoY. Source: county tax records.