655 Regent St · Dubuque, IA 52002

$75,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 21 Days on market

Built 1901 $64/sqft · 40% below area Est $125k · 40% under ↓ 17% 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
• 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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a long-held corner of Dubuque, this home at 655 Regent Street offers a great opportunity with some important updates already in place. Owned by the same family since 1993, the property has seen improvements over time including updated windows, siding, and roofing…helping take care of some of the bigger exterior items for the next owner. An added bonus…this home has gone through the lead-based paint abatement program, offering peace of mind that’s hard to find in homes of this era. Inside, you’ll find a layout ready for your personal touch…whether you’re looking to move in and make updates over time or invest and add value. Convenient location with access to city utilities and close to everything Dubuque has to offer. If you’ve been waiting for a property with solid foundational updates and room to make it your own…this is one to see.

Key facts

• Updated roofing
• Updated siding
• Updated windows

Tags

• UPDATED WINDOWS
• UPDATED SIDING
• UPDATED ROOFING
• LEAD-BASED PAINT ABATEMENT
• CONVENIENT LOCATION
• ACCESS TO CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Audubon Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 281 students, 77% 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: 93 active listings in the ZIP; 10 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; solid renter incomes; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).
• This rent is only 17% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.72% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $125,162
• List price: $75,000
• Delta: -40.08%
• 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
655 Regent St	0.00mi	3/1.0	1,176 (0%)	1mo	$64,000	$54	100
2417 Jackson St	0.23mi	3/1.0	1,248 (+6%)	1mo	$63,000	$50	78
2501 Windsor Ave	0.15mi	3/2.0	1,256 (+7%)	3mo	$197,000	$157	75
615 E 24th St	0.05mi	2/1.5 (-1)	1,304 (+11%)	0mo	$70,000	$54	72
328 Chappel Ct	0.53mi	2/1.5 (-1)	1,176 (0%)	0mo	$150,000	$128	68
1901 Ann St	0.52mi	2/1.0 (-1)	1,200 (+2%)	0mo	$163,300	$136	67
2418 White St	0.26mi	3/1.5	1,317 (+12%)	1mo	$150,000	$114	66
2243 White St	0.28mi	3/2.0	1,312 (+12%)	1mo	$143,000	$109	63
2687 Central Ave	0.53mi	3/1.0	1,264 (+8%)	1mo	$20,000	$16	62
1311 Garfield Ave	0.56mi	3/1.0	1,248 (+6%)	3mo	$160,000	$128	61
232 E 27th Street St	0.49mi	3/1.0	1,308 (+11%)	3mo	$163,000	$125	56
2641 Fulton St	0.66mi	3/1.5	1,318 (+12%)	2mo	$200,000	$152	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $14,724
• Equity at exit: $11,183

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $47,619
• Equity at exit: $6,485

Cash invested: $21,000 (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 52002

• Active inventory: 93
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$393
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $421

Break-even live

Break-even rent $757

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $463	-5% $442	+0% $421	+5% $400	+10% $378
Rent	-10% $319	-5% $370	+0% $421	+5% $472	+10% $523
Rate	-1.0pp $459	-0.5pp $440	base $421	+0.5pp $401	+1.0pp $382

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.31mi
1651 White St Unit 5 Dubuque, IA	2.0	1.0	750	$1,200	$1.60	45d	1	0.58mi
1602 Central Ave Unit 202 Dubuque, IA	2.0	1.0	760	$1,200	$1.58	45d	1	0.62mi
253 W 17th St Dubuque, IA	2.0	1.0	800	$900	$1.12	45d	1	0.66mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	0.68mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	0.91mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	1.12mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	45d	1	1.37mi
823 Hawkeye Dr Dubuque, IA	2.0	1.5	1228	$1,550	$1.26	46d	1	1.39mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	45d	1	1.50mi

Listing history 3 events

1. 2026-05-07
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Located on a long-held corner of Dubuque, this home at 655 Regent Street offers a great opportunity with some important updates already in place. Owned by the same family since 1993, the property has seen improvements over time including updated windows, siding, and roofing…helping take care of some of the bigger exterior items for the next owner. An added bonus…this home has gone through the lead-based paint abatement program, offering peace of mind that’s hard to find in homes of this era. Inside, you’ll find a layout ready for your personal touch…whether you’re looking to move in and make updates over time or invest and add value. Convenient location with access to city utilities and close to everything Dubuque has to offer. If you’ve been waiting for a property with solid foundational updates and room to make it your own…this is one to see.

2. 2026-04-25
   price $75,000 908-char remark

   Show marketing remark (908 chars)

   Located on a long-held corner of Dubuque, this home at 655 Regent Street offers a great opportunity with some important updates already in place. Owned by the same family since 1993, the property has seen improvements over time including updated windows, siding, and roofing…helping take care of some of the bigger exterior items for the next owner. An added bonus…this home has gone through the lead-based paint abatement program, offering peace of mind that’s hard to find in homes of this era. Inside, you’ll find a layout ready for your personal touch…whether you’re looking to move in and make updates over time or invest and add value. Convenient location with access to city utilities and close to everything Dubuque has to offer. If you’ve been waiting for a property with solid foundational updates and room to make it your own…this is one to see.

3. 2026-04-16
   listed $90,000 Active 908-char remark

   Show marketing remark (908 chars)

   Located on a long-held corner of Dubuque, this home at 655 Regent Street offers a great opportunity with some important updates already in place. Owned by the same family since 1993, the property has seen improvements over time including updated windows, siding, and roofing…helping take care of some of the bigger exterior items for the next owner. An added bonus…this home has gone through the lead-based paint abatement program, offering peace of mind that’s hard to find in homes of this era. Inside, you’ll find a layout ready for your personal touch…whether you’re looking to move in and make updates over time or invest and add value. Convenient location with access to city utilities and close to everything Dubuque has to offer. If you’ve been waiting for a property with solid foundational updates and room to make it your own…this is one to see.

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,474
• − Mortgage interest: −$4,201
• − Property taxes: −$1,412
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,182
• Taxable income: $4,161
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,052/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): 17,005
• Household income: $91,036
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 614.0

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 (88%)
• Race & ethnicity: White 88% Black 3% Two or more races 3% Asian 3% Pacific Islander 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 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: ▼ -146.01%
• Current HPI: 180.3898
• Rent YoY: —
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-07 Pending — ECIMLS
• 2026-04-25 Price Changed $75,000 ECIMLS
• 2026-04-16 Listed $90,000 ECIMLS

Property tax history

+10.5%/yr

Latest (2025): $1,412 · +3.1% YoY. Source: county tax records.