2740 Elm St · Dubuque, IA 52001

$144,900

3 bd · 1.5 ba · 1,141 sqft · SingleFamily public records · 2 Days on market

Built 1930 1,850 sqft lot Est $143k · at est.

---

Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +6.8/15.0
• Schools +5.5/10.0
• DSCR +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 3-Bedroom, 2-Bathroom 2-Story Home – Move-In Ready! ?? Looking for a dreamy home? This charming 3-bedroom, 2-bathroom, 2-story gem is waiting for you! Perfectly updated and ready for you to move in and make it your own. Features: Spacious 3 Bedrooms – Perfect for guests, or home offices. (3rd bedroom is a walk-thru) * Updated Bathrooms – Modern, sleek finishes that provide both style and comfort. * Beautiful Kitchen – Ample counter space, and elegant design. * Bright Dining Room – Ideal for meals or hosting dinner parties. * Main floor laundry * Large Shed – Plenty of space for storage, hobbies, or even a workshop! * Heritage trail in your backyard. Enjoy the convenience of a home that’s been carefully updated with your comfort in mind. The perfect blend of natural day light and cozy charm. Ready to move in today! JUST $130,000- Don’t miss out on this incredible opportunity. Schedule a tour now!

Key facts

• Outdoor recreation
• Backyard shed
• 1,850 sq ft lot

Tags

• BACKYARD SHED
• OUTDOOR RECREATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two-story
• Construction: Stone foundation
• Exterior features: Shingle roof; Shed(s) on the property

Interior

• Kitchen: Includes refrigerator, range, and dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Radiant heating with natural gas; No central cooling
• Interior features: Refrigerator, Range, Dishwasher; Full basement; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (13.6% below list).
• Recommended offer: $125k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 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 59% FRL vs 32% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 64% district-wide (-18 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); 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,132 (13.6% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $142,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Pinard St	0.07mi	3/1.0	1,010 (-12%)	4mo	$126,000	$125	72
2687 Central Ave	0.24mi	3/1.0	1,264 (+11%)	1mo	$20,000	$16	68
815 Euclid St	0.42mi	2/1.5 (-1)	1,096 (-4%)	4mo	$144,900	$132	66
655 Regent St	0.59mi	3/1.0	1,176 (+3%)	1mo	$64,000	$54	65
232 E 27th Street St	0.14mi	3/1.0	1,308 (+15%)	3mo	$163,000	$125	64
700 Kaufmann Ave	0.71mi	3/2.0	1,150 (+1%)	1mo	$212,000	$184	63
2921 Balke St	0.21mi	3/1.0	1,303 (+14%)	4mo	$127,000	$97	61
2501 Windsor Ave	0.45mi	3/2.0	1,256 (+10%)	3mo	$197,000	$157	58
2417 Jackson St	0.51mi	3/1.0	1,248 (+9%)	1mo	$63,000	$50	58
660 Kaufmann Ave	0.69mi	2/2.5 (-1)	1,176 (+3%)	1mo	$150,000	$128	53
615 E 24th St	0.54mi	2/1.5 (-1)	1,304 (+14%)	0mo	$70,000	$54	46
2243 White St	0.68mi	3/2.0	1,312 (+15%)	1mo	$143,000	$109	41

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-15,626
• Equity at exit: $21,605

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $6,758
• Equity at exit: $12,528

Cash invested: $40,572 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $70

Break-even live

Break-even rent $1,162

Max offer price $144,900

Occupancy floor 89%

Sensitivity live

Price	-10% $152	-5% $111	+0% $70	+5% $29	+10% $-12
Rent	-10% $-28	-5% $21	+0% $70	+5% $120	+10% $169
Rate	-1.0pp $143	-0.5pp $107	base $70	+0.5pp $33	+1.0pp $-5

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: $36,225
• Closing costs: $4,347
• 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	0.52mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	46d	1	0.85mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	1.11mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	1.12mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	1.14mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	1.20mi

Listing history 3 events

1. 2026-06-22
   days on market $144,900 Active 2 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   listed $144,900 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: $1,174 · $98/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$550/yr (+$46/mo · 46.9%)

ⓘ 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) · 70% 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: $15,016
• − Mortgage interest: −$8,117
• − Property taxes: −$1,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,215
• Taxable loss: −$1,617
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,234/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

+189.8% since first listed

6 events — show timeline

• 2026-06-20 Listed $144,900 ECIMLS
• 2025-03-05 Sold (Public Records) $134,000 Public Records
• 2025-02-26 Sold (MLS) $134,000 ECIMLS
• 2025-01-23 Pending — ECIMLS
• 2025-01-21 Listed $130,000 ECIMLS
• 2024-10-23 Sold (Public Records) $50,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,174 · +3.3% YoY. Source: county tax records.