880 Toledo St · Dubuque, IA 52001

$67,000

2 bd · 1.0 ba · 884 sqft · Manufactured public records · 29 Days on market

Built 1966 $76/sqft · 57% below area ↓ 16% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

Key facts

• Built 1966
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: Marshall Elementary School (math 52% / reading 52%, grade C-, #494 of 616 statewide, top 83%, 330 students, 62% FRL); Thomas Jefferson Middle School (math 43% / reading 44%, grade D, #234 of 246 statewide, top 95%, 459 students, 61% FRL); Hempstead High School (math 64% / reading 71%, grade B, #186 of 336 statewide, top 57%, 1,584 students, 38% FRL) — zoned schools average 54% FRL vs 32% district-wide (22 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; 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 $463 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (median comp): $155,777
• List price: $67,000
• Delta: -56.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.87×
• Total profit: $16,297
• Equity at exit: $9,990

10-year hold

• IRR: 30.5%
• Equity multiple: 4.09×
• Total profit: $57,925
• Equity at exit: $5,793

Cash invested: $18,760 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $381

Break-even live

Break-even rent $575

Max offer price $67,000

Occupancy floor 59%

Sensitivity live

Price	-10% $419	-5% $400	+0% $381	+5% $362	+10% $343
Rent	-10% $298	-5% $339	+0% $381	+5% $423	+10% $465
Rate	-1.0pp $415	-0.5pp $398	base $381	+0.5pp $364	+1.0pp $346

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 118-char remark

   Show marketing remark (118 chars)

   Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

2. 2026-05-05
   price $67,000 118-char remark

   Show marketing remark (118 chars)

   Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

3. 2026-04-25
   price $71,000 118-char remark

   Show marketing remark (118 chars)

   Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

4. 2026-04-22
   price $75,000 118-char remark

   Show marketing remark (118 chars)

   Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

5. 2026-04-09
   listed $79,500 Active 118-char remark

   Show marketing remark (118 chars)

   Manufactured home on spacious lots! This property is a great opportunity for buyers seeking a property with potential!

6. 2025-08-07
   soldstatus $71,000
7. 2023-08-21
   soldstatus $71,000
8. 2023-08-09
   soldstatus $71,000 Closed 417-char remark

   Show marketing remark (417 chars)

   Huge potential for this large, double lot! . 46 Acres total. 880 Toledo St. currently has a 2-bedroom manufactured home sitting on. 23 Acres with another . 23 Acres attached. Private well with public sewer and new utilities. Quiet neighborhood, close to John Deere. Start building your dream home or add this to your portfolio and cash flow immediately while you build. Call your favorite Realtor for a showing today.

9. 2023-05-05
   status Pending 417-char remark

   Show marketing remark (417 chars)

   Huge potential for this large, double lot! . 46 Acres total. 880 Toledo St. currently has a 2-bedroom manufactured home sitting on. 23 Acres with another . 23 Acres attached. Private well with public sewer and new utilities. Quiet neighborhood, close to John Deere. Start building your dream home or add this to your portfolio and cash flow immediately while you build. Call your favorite Realtor for a showing today.

10. 2023-01-03
    price $77,000 417-char remark

    Show marketing remark (417 chars)

    Huge potential for this large, double lot! . 46 Acres total. 880 Toledo St. currently has a 2-bedroom manufactured home sitting on. 23 Acres with another . 23 Acres attached. Private well with public sewer and new utilities. Quiet neighborhood, close to John Deere. Start building your dream home or add this to your portfolio and cash flow immediately while you build. Call your favorite Realtor for a showing today.

11. 2022-11-11
    listed $80,000 Active 417-char remark

    Show marketing remark (417 chars)

    Huge potential for this large, double lot! . 46 Acres total. 880 Toledo St. currently has a 2-bedroom manufactured home sitting on. 23 Acres with another . 23 Acres attached. Private well with public sewer and new utilities. Quiet neighborhood, close to John Deere. Start building your dream home or add this to your portfolio and cash flow immediately while you build. Call your favorite Realtor for a showing today.

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$76/yr (+$6/mo · 8.4%)

ⓘ 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 ≥104°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: $12,689
• − Mortgage interest: −$3,753
• − Property taxes: −$900
• − Insurance: −$335
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,949
• Taxable income: $3,722
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,680/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

-16.2% since first listed

11 events — show timeline

• 2026-05-07 Pending — ECIMLS
• 2026-05-05 Price Changed $67,000 ECIMLS
• 2026-04-25 Price Changed $71,000 ECIMLS
• 2026-04-22 Price Changed $75,000 ECIMLS
• 2026-04-09 Listed $79,500 ECIMLS
• 2025-08-07 Sold (Public Records) $71,000 Public Records
• 2023-08-21 Sold (Public Records) $71,000 Public Records
• 2023-08-09 Sold (MLS) $71,000 ECIMLS
• 2023-05-05 Pending — ECIMLS
• 2023-01-03 Price Changed $77,000 ECIMLS
• 2022-11-11 Listed $80,000 ECIMLS

Property tax history

+7.1%/yr

Latest (2025): $900 · +3.0% YoY. Source: county tax records.