2611 Central Ave · Dubuque, IA 52001

$83,000

1 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 46 Days on market

Built 1880 $68/sqft · 38% below area Est $125k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Investor Alert! 2 bedroom 1 bath home with updates already started and room to add your own finishing touches! The upstairs has been remodeled featuring new flooring, updated trim, and a refreshed bathroom. The main floor offers great potential with space available to add a half bathroom for extra convenience. Outside, there is an opportunity to create off-street parking by cutting the curb. This property offers plenty of possibilities!

Key facts

• Built 1880
• Listed 45 days

Property features AI

Finance

• Other: Lot dimensions: 60 x 177

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two levels; Residential zoning
• Construction: Shingle roof; Other foundation
• Exterior features: No exterior amenities listed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling listed
• Interior features: No built-in appliances listed; No fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $574 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($81k) 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.
• Current owner paid $25k; list at $83k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 1.33% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $125,254
• List price: $83,000
• Delta: -33.73%
• 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
2629 Broadway St	0.12mi	1/1.0	1,095 (-10%)	12mo	$123,000	$112	67
328 Chappel Ct	0.51mi	2/1.5 (+1)	1,176 (-4%)	0mo	$150,000	$128	63
615 E 24th St	0.43mi	2/1.5 (+1)	1,304 (+7%)	0mo	$70,000	$54	61
660 Kaufmann Ave	0.47mi	2/2.5 (+1)	1,176 (-4%)	1mo	$150,000	$128	60
813 Rhomberg Ave	0.71mi	2/1.0 (+1)	1,208 (-1%)	11mo	$125,900	$104	51
2036 Jackson St	0.65mi	2/1.0 (+1)	1,172 (-4%)	14mo	$54,300	$46	46
2934 Washington St	0.43mi	2/1.5 (+1)	1,400 (+15%)	8mo	$171,400	$122	42
815 Euclid St	0.70mi	2/1.5 (+1)	1,096 (-10%)	4mo	$144,900	$132	40
1091 Thomas Pl	0.68mi	2/1.0 (+1)	1,316 (+8%)	14mo	$160,000	$122	38
2736 Oak Crest Dr	0.68mi	2/2.0 (+1)	1,317 (+8%)	12mo	$199,000	$151	36
51 Milwaukee St	0.71mi	2/1.0 (+1)	1,072 (-12%)	8mo	$160,000	$149	35
817 Clarke Dr	0.72mi	2/3.0 (+1)	1,274 (+4%)	13mo	$175,000	$137	35

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: 11.6%
• Equity multiple: 1.47×
• Total profit: $11,018
• Equity at exit: $12,376

10-year hold

• IRR: 22.5%
• Equity multiple: 3.16×
• Total profit: $50,193
• Equity at exit: $7,176

Cash invested: $23,240 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$435
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $337

Break-even live

Break-even rent $676

Max offer price $83,000

Occupancy floor 64%

Sensitivity live

Price	-10% $384	-5% $361	+0% $337	+5% $314	+10% $290
Rent	-10% $250	-5% $294	+0% $337	+5% $381	+10% $424
Rate	-1.0pp $379	-0.5pp $358	base $337	+0.5pp $316	+1.0pp $294

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.28mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	0.85mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	0.88mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	0.91mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	45d	1	1.13mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	1.29mi

Listing history 28 events

1. 2026-06-21
   days on market $83,000 Active 46 DOM
2. 2026-06-19
   days on market $83,000 Active 44 DOM
3. 2026-06-18
   days on market $83,000 Active 43 DOM
4. 2026-06-17
   days on market $83,000 Active 42 DOM
5. 2026-06-16
   days on market $83,000 Active 41 DOM
6. 2026-06-15
   days on market $83,000 Active 40 DOM
7. 2026-06-14
   days on market $83,000 Active 38 DOM
8. 2026-06-13
   days on market $83,000 Active 37 DOM
9. 2026-06-10
   days on market $83,000 Active 35 DOM
10. 2026-06-09
    days on market $83,000 Active 34 DOM
11. 2026-06-08
    days on market $83,000 Active 33 DOM
12. 2026-06-07
    days on market $83,000 Active 32 DOM
13. 2026-06-05
    days on market $83,000 Active 29 DOM
14. 2026-06-03
    days on market $83,000 Active 28 DOM
15. 2026-06-02
    days on market $83,000 Active 27 DOM
16. 2026-06-01
    days on market $83,000 Active 26 DOM
17. 2026-05-31
    days on market $83,000 Active 25 DOM
18. 2026-05-30
    days on market $83,000 Active 24 DOM
19. 2026-05-06
    listed $83,000 Active 440-char remark
20. 2025-06-18
    price $85,000
21. 2025-04-03
    price $79,500
22. 2025-02-11
    price $80,000
23. 2025-02-01
    price $96,500
24. 2025-01-13
    price $99,999
25. 2025-01-07
    price $102,500
26. 2024-12-27
    price $105,500
27. 2024-11-14
    listed $108,000 Active
28. 2020-05-15
    soldstatus $25,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$267/yr (+$22/mo · 34.6%)

ⓘ 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: $13,234
• − Mortgage interest: −$4,649
• − Property taxes: −$770
• − Insurance: −$415
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,415
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,359/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

+232.0% since first listed

10 events — show timeline

• 2026-05-06 Listed $83,000 ECIMLS
• 2025-06-18 Price Changed $85,000 ECIMLS
• 2025-04-03 Price Changed $79,500 ECIMLS
• 2025-02-11 Price Changed $80,000 ECIMLS
• 2025-02-01 Price Changed $96,500 ECIMLS
• 2025-01-13 Price Changed $99,999 ECIMLS
• 2025-01-07 Price Changed $102,500 ECIMLS
• 2024-12-27 Price Changed $105,500 ECIMLS
• 2024-11-14 Listed $108,000 ECIMLS
• 2020-05-15 Sold (Public Records) $25,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $770 · +1.0% YoY. Source: county tax records.