1252 White St · Dubuque, IA 52001

$119,000

5 bd · 2.5 ba · 1,760 sqft · MultiFamily public records · 4 Days on market

Built 1900 Est $160k · 26% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Alert! 1252 White St is a fully rented duplex offering immediate cash flow with plenty of value add opportunity just a block away from Dubuque’s vibrant Millwork District. The upper unit features 2 bedrooms, 1 bath, deck, and has been recently updated with fresh paint, new light fixtures, new bathroom flooring, and a newer stove/oven. The lower unit is a 1 bed, 1 bath with solid rental history. Value-add potential remains, and major improvements are already done—including a new roof in 2023. Great opportunity to own a cash-flowing property in a prime location! Seller is a licensed Realtor in IA.

Key facts

• Fully rented duplex
• Recently updated
• New roof

Tags

• FULLY RENTED DUPLEX
• VALUE ADD OPPORTUNITY
• VIBRANT MILLWORK DISTRICT
• RECENTLY UPDATED
• NEW ROOF

Property features AI

Finance

• Financial info: Unit rents listed: 1-bedroom unit currently $500, 2-bedroom unit currently $925

Exterior

• Parking: Detached off-street parking for 2 vehicles
• Home design: Duplex (residential income); Two stories
• Construction: Stone foundation; Shingle roof
• Exterior features: Shingle roof; Stone foundation; Lot zoned R

Interior

• Kitchen: Kitchen appliances include refrigerator and range
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two 1-bath units (each unit has 1 bathroom)
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Refrigerator; Range; Window air conditioning units; Forced air heating (natural gas); Partial basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $599/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 18.4% 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: Prescott Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 370 students, 76% 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 56% FRL vs 32% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 64% district-wide (-16 pts) — the specific schools serving this property underperform the Dubuque Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 3 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).
• At $2,450/mo this rent would consume 48% of the median local household income ($62k/yr) (locally 1940% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $47k; list at $119k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.06% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.13%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $160,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623-627 Arlington St	0.48mi	4/2.0 (-1)	1,792 (+2%)	7mo	$190,000	$106	62
1805 Madison St	0.41mi	4/2.0 (-1)	1,680 (-4%)	8mo	$152,500	$91	60
609-617 Arlington St	0.47mi	4/2.0 (-1)	1,862 (+6%)	7mo	$210,000	$113	56
555 W 17th St	0.54mi	4/2.0 (-1)	1,680 (-4%)	14mo	$75,100	$45	48
646-652 W 11th St	0.53mi	5/2.0	1,952 (+11%)	14mo	$170,000	$87	44
614 Lincoln Ave	0.70mi	4/2.0 (-1)	1,536 (-13%)	6mo	$180,000	$117	34
821 W 8th St	0.74mi	4/2.0 (-1)	1,944 (+10%)	16mo	$140,000	$72	28
650 University Ave	0.56mi	5/3.0	2,016 (+14%)	24mo	$169,000	$84	28

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: 42.8%
• Equity multiple: 2.91×
• Total profit: $63,637
• Equity at exit: $17,743

10-year hold

• IRR: 50.0%
• Equity multiple: 6.47×
• Total profit: $182,395
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$624
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,198

Break-even live

Break-even rent $934

Max offer price $119,000

Occupancy floor 46%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,450
Total (2 units)			$2,450

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1199 Central Ave Unit 302 Dubuque, IA	4.0	3.0	2339	$2,850	$1.22	43d	1	0.06mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	43d	1	0.47mi
705 W 3rd St Dubuque, IA	5.0	2.0	1300	$1,400	$1.08	44d	1	0.77mi

Listing history 5 events

1. 2026-06-19
   days on market $119,000 Active 4 DOM
2. 2026-06-18
   days on market $119,000 Active 3 DOM
3. 2026-06-17
   days on market $119,000 Active 2 DOM
4. 2026-06-16
   remarks 611-char remark
5. 2026-06-16
   listed $119,000 Active 1 DOM

ⓘ 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: $1,319 · $110/mo
• Expected delta: +$549/yr (+$46/mo · 71.3%)

ⓘ 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: $29,400
• − Mortgage interest: −$6,666
• − Property taxes: −$770
• − Insurance: −$595
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$3,462
• Taxable income: $13,203
• Est. tax owed @ 24.0%: −$3,169
• After-tax cash flow: $11,204/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

+94.4% since first listed

8 events — show timeline

• 2026-06-12 Listed $119,000 ECIMLS
• 2025-11-03 Listed $129,000 ECIMLS
• 2025-10-06 Price Changed $132,000 ECIMLS
• 2025-06-30 Price Changed $134,900 ECIMLS
• 2025-06-05 Listed $139,900 ECIMLS
• 2022-06-30 Sold (Public Records) $47,000 Public Records
• 2015-08-08 Listed $61,200 ECIMLS
• 2015-08-08 Listed $61,200 ECIMLS

Property tax history

-1.2%/yr

Latest (2025): $770 · +3.2% YoY. Source: county tax records.