1326 Elm St · Dubuque, IA 52001

$116,000

2 bd · 1.5 ba · 1,309 sqft · SingleFamily public records · 11 Days on market

Built 1890 $89/sqft · 6% below area Est $133k · 12% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +13.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• 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

Very nice home that has been well maintained and was updated in 2019 with newer flooring, an updated oak kitchen and updated baths. Includes 2 bedrooms, 1.5 baths, main floor laundry, and a level, fenced backyard with a deck. Ready to move into! * Rented - 24 hour notice to show.

Key facts

• Updated oak kitchen
• Newer flooring
• Main floor laundry

Tags

• UPDATED OAK KITCHEN
• LEVEL FENCED BACKYARD
• MAIN FLOOR LAUNDRY
• NEWER FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Cap rate 9.0% 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; 8 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 $802 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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.
• Current owner paid $70k; list at $116k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $132,556
• List price: $116,000
• Delta: -12.49%
• 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
2243 White St	0.65mi	3/2.0 (+1)	1,312 (+0%)	1mo	$143,000	$109	62
603 Arlington St	0.62mi	3/2.0 (+1)	1,312 (+0%)	7mo	$140,000	$107	58
1970 N Main St	0.52mi	3/1.0 (+1)	1,332 (+2%)	10mo	$245,000	$184	58
1906 Ellis St	0.55mi	3/1.0 (+1)	1,344 (+3%)	7mo	$25,000	$19	57
328 Chappel Ct	0.73mi	2/1.5	1,176 (-10%)	0mo	$150,000	$128	49
455 Almond St	0.64mi	3/1.5 (+1)	1,408 (+8%)	6mo	$138,900	$99	48
605 W 17th St	0.70mi	3/1.5 (+1)	1,232 (-6%)	9mo	$45,000	$37	45
813 Rhomberg Ave	0.71mi	2/1.0	1,208 (-8%)	11mo	$125,900	$104	43
655 Regent St	0.74mi	3/1.0 (+1)	1,176 (-10%)	0mo	$64,000	$54	41
2264 Francis St	0.69mi	3/1.0 (+1)	1,392 (+6%)	12mo	$115,000	$83	40
600 Angella St	0.72mi	3/1.5 (+1)	1,492 (+14%)	1mo	$206,550	$138	37
945 Spruce St	0.69mi	3/1.5 (+1)	1,484 (+13%)	7mo	$125,000	$84	34

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,219
• Equity at exit: $17,296

10-year hold

• IRR: 10.7%
• Equity multiple: 1.93×
• Total profit: $30,329
• Equity at exit: $10,030

Cash invested: $32,480 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$608
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $204

Break-even live

Break-even rent $1,050

Max offer price $116,000

Occupancy floor 79%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	43d	3	0.20mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	43d	1	0.28mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	43d	1	0.64mi
2418 Central Ave Unit 2 Dubuque, IA	2.0	1.0	900	$1,000	$1.11	43d	1	0.83mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	43d	1	0.85mi
520 Nevada St Unit 520-2 Dubuque, IA	1.0	1.5	900	$1,100	$1.22	43d	1	1.11mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	43d	1	1.20mi
1742 Delhi St Dubuque, IA	2.0	1.5	1534	$1,300	$0.85	43d	1	1.49mi

Listing history 18 events

1. 2026-05-04
   status Pending 281-char remark

   Show marketing remark (281 chars)

   Very nice home that has been well maintained and was updated in 2019 with newer flooring, an updated oak kitchen and updated baths. Includes 2 bedrooms, 1.5 baths, main floor laundry, and a level, fenced backyard with a deck. Ready to move into! * Rented - 24 hour notice to show.

2. 2026-04-22
   listed $116,000 Active 281-char remark

   Show marketing remark (281 chars)

   Very nice home that has been well maintained and was updated in 2019 with newer flooring, an updated oak kitchen and updated baths. Includes 2 bedrooms, 1.5 baths, main floor laundry, and a level, fenced backyard with a deck. Ready to move into! * Rented - 24 hour notice to show.

3. 2025-09-29
   historical $1,200
4. 2025-08-26
   price $1,200
5. 2025-08-06
   listed $1,225
6. 2025-04-26
   historical $1,225
7. 2025-04-05
   price $1,225
8. 2025-02-26
   price $1,350
9. 2025-02-22
   listed $1,400
10. 2024-11-21
    price $115,000
11. 2024-11-08
    price $119,000
12. 2024-10-25
    listed $121,000 Active
13. 2024-04-15
    price $129,900
14. 2024-03-28
    listed $137,500 Active
15. 2019-11-14
    soldstatus $69,875
16. 2019-11-08
    soldstatus $70,000
17. 2019-08-23
    listed $77,000
18. 2007-07-02
    soldstatus $55,100

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$207/yr (+$17/mo · 14.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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: $15,698
• − Mortgage interest: −$6,498
• − Property taxes: −$1,408
• − Insurance: −$1,246
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,375
• Taxable income: $660
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,289/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

+110.5% since first listed

18 events — show timeline

• 2026-05-04 Pending — ECIMLS
• 2026-04-22 Listed $116,000 ECIMLS
• 2025-09-29 Rental Removed $1,200 BUILDIUM
• 2025-08-26 Price Changed $1,200 BUILDIUM
• 2025-08-06 Listed for Rent $1,225 BUILDIUM
• 2025-04-26 Rental Removed $1,225 BUILDIUM
• 2025-04-05 Price Changed $1,225 BUILDIUM
• 2025-02-26 Price Changed $1,350 BUILDIUM
• 2025-02-22 Listed for Rent $1,400 BUILDIUM
• 2024-11-21 Price Changed $115,000 ECIMLS
• 2024-11-08 Price Changed $119,000 ECIMLS
• 2024-10-25 Listed $121,000 ECIMLS
• 2024-04-15 Price Changed $129,900 ECIMLS
• 2024-03-28 Listed $137,500 ECIMLS
• 2019-11-14 Sold (Public Records) $69,875 Public Records
• 2019-11-08 Sold (MLS) $70,000 ECIMLS
• 2019-08-23 Listed $77,000 ECIMLS
• 2007-07-02 Sold (Public Records) $55,100 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,408 · +3.1% YoY. Source: county tax records.