568 Loras Blvd · Dubuque, IA 52001

$159,900

5 bd · 2.5 ba · 2,980 sqft · MultiFamily public records · 323 Days on market

Built 1880 3,870 sqft lot $54/sqft · 6% above area Est $150k · 7% over

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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
• Schools +5.5/10.0
• ARV discount +4.5/15.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

With long-term tenants in place and located in a highly rentable area near colleges and downtown Dubuque, this property is ideally positioned to be a dependable addition to your rental portfolio. There is potential to expand living space in both the basement and the attic for the value-add investor. Don't miss this opportunity to secure a well-performing asset in one of Dubuque's most desirable rental corridors. Call your chosen agent and schedule a showing today!

Key facts

• Attic
• Highly rentable area
• Downtown dubuque

Tags

• HIGHLY RENTABLE AREA
• NEAR COLLEGES
• DOWNTOWN DUBUQUE
• EXPAND LIVING SPACE
• BASEMENT
• ATTIC

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Market conditions: Rents rising fast (+5.6%/yr); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).
• At $2,492/mo this rent would consume 49% 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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.56% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.38%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $149,833
• List price: $159,900
• Delta: 6.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Loras Blvd	0.08mi	6/2.0 (+1)	2,921 (-2%)	3mo	$191,000	$65	84
721 Rose St Unit 721-723 Rose Street	0.20mi	4/4.0 (-1)	2,780 (-7%)	7mo	$250,000	$90	62
850 Alpine St	0.46mi	6/2.0 (+1)	2,840 (-5%)	3mo	$272,500	$96	61
25-27 W 15th St	0.34mi	6/2.0 (+1)	2,636 (-12%)	2mo	$205,000	$78	56
935 W 5th St	0.53mi	6/2.0 (+1)	2,638 (-12%)	12mo	$210,000	$80	39
580 Wilson Ave	0.52mi	4/4.0 (-1)	2,600 (-13%)	6mo	$258,000	$99	39

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: 21.8%
• Equity multiple: 1.92×
• Total profit: $41,159
• Equity at exit: $23,842

10-year hold

• IRR: 31.5%
• Equity multiple: 4.19×
• Total profit: $142,762
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $947

Break-even live

Break-even rent $1,293

Max offer price $159,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,038	-5% $992	+0% $947	+5% $902	+10% $857
Rent	-10% $750	-5% $849	+0% $947	+5% $1,045	+10% $1,144
Rate	-1.0pp $1,028	-0.5pp $988	base $947	+0.5pp $906	+1.0pp $863

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,492
Total (2 units)			$2,492

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.36mi

Listing history 24 events

1. 2026-06-19
   days on market $159,900 Active 323 DOM
2. 2026-06-18
   days on market $159,900 Active 322 DOM
3. 2026-06-17
   days on market $159,900 Active 321 DOM
4. 2026-06-16
   days on market $159,900 Active 320 DOM
5. 2026-06-15
   days on market $159,900 Active 319 DOM
6. 2026-06-14
   days on market $159,900 Active 317 DOM
7. 2026-06-13
   days on market $159,900 Active 316 DOM
8. 2026-06-10
   days on market $159,900 Active 314 DOM
9. 2026-06-09
   days on market $159,900 Active 313 DOM
10. 2026-06-08
    days on market $159,900 Active 312 DOM
11. 2026-06-07
    days on market $159,900 Active 311 DOM
12. 2026-06-05
    days on market $159,900 Active 308 DOM
13. 2026-06-03
    days on market $159,900 Active 307 DOM
14. 2026-06-02
    days on market $159,900 Active 306 DOM
15. 2026-06-01
    days on market $159,900 Active 305 DOM
16. 2026-05-31
    days on market $159,900 Active 304 DOM
17. 2026-05-30
    days on market $159,900 Active 303 DOM
18. 2026-02-23
    price $159,900 468-char remark

    Show marketing remark (468 chars)

    With long-term tenants in place and located in a highly rentable area near colleges and downtown Dubuque, this property is ideally positioned to be a dependable addition to your rental portfolio. There is potential to expand living space in both the basement and the attic for the value-add investor. Don't miss this opportunity to secure a well-performing asset in one of Dubuque's most desirable rental corridors. Call your chosen agent and schedule a showing today!

19. 2025-09-19
    price $165,000 468-char remark

    Show marketing remark (468 chars)

    With long-term tenants in place and located in a highly rentable area near colleges and downtown Dubuque, this property is ideally positioned to be a dependable addition to your rental portfolio. There is potential to expand living space in both the basement and the attic for the value-add investor. Don't miss this opportunity to secure a well-performing asset in one of Dubuque's most desirable rental corridors. Call your chosen agent and schedule a showing today!

20. 2025-07-31
    listed $169,000 Active 468-char remark

    Show marketing remark (468 chars)

    With long-term tenants in place and located in a highly rentable area near colleges and downtown Dubuque, this property is ideally positioned to be a dependable addition to your rental portfolio. There is potential to expand living space in both the basement and the attic for the value-add investor. Don't miss this opportunity to secure a well-performing asset in one of Dubuque's most desirable rental corridors. Call your chosen agent and schedule a showing today!

21. 2025-07-21
    listed $169,000 Active
22. 2020-10-11
    listed $135,000
23. 2020-02-05
    soldstatus $35,000
24. 2019-06-24
    listed $54,900

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,954 · $163/mo
• Expected delta: +$556/yr (+$46/mo · 39.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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: $29,904
• − Mortgage interest: −$8,957
• − Property taxes: −$1,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$4,652
• Taxable income: $9,313
• Est. tax owed @ 24.0%: −$2,235
• After-tax cash flow: $9,129/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

+191.3% since first listed

7 events — show timeline

• 2026-02-23 Price Changed $159,900 ECIMLS
• 2025-09-19 Price Changed $165,000 ECIMLS
• 2025-07-31 Listed $169,000 ECIMLS
• 2025-07-21 Listed $169,000 ECIMLS
• 2020-10-11 Listed $135,000 ECIMLS
• 2020-02-05 Sold (MLS) $35,000 ECIMLS
• 2019-06-24 Listed $54,900 ECIMLS

Property tax history

+1.7%/yr

Latest (2025): $1,398 · +3.1% YoY. Source: county tax records.