2243 White St · Dubuque, IA 52001

$142,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 77 Days on market

Built 1900 Est $150k · 5% under

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +9.8/15.0
• DSCR +5.7/10.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully updated, this 3-bedroom, 2-bath two-story home is designed to impress from the moment you walk in. Enjoy peace of mind with major upgrades, including all-new plumbing, while stylish finishes and thoughtful updates shine throughout. The main floor offers a bright, open living space that flows seamlessly into the dining area and modern kitchen, perfect for both everyday living and entertaining, along with a convenient full bathroom. Upstairs, you’ll find three comfortable bedrooms and an additional full bath, offering the ideal layout for family or guests. Step outside to a fully fenced yard, perfect for relaxing, pets, or hosting. This one checks all the b

Key facts

• Fenced in yard
• Built 1900
• Listed 77 days

Tags

• FENCED IN YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Two levels
• Construction: Shingle roof; Stone foundation; Built area above grade: 1,312
• Exterior features: Front porch; Fenced yard; Shed(s)

Interior

• Kitchen: Refrigerator; Range; Microwave
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Window treatments; No fireplace
• Laundry & utility: Laundry on lower level; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $128k (9.9% below list).
• Recommended offer: $128k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Audubon Elementary School (math 27% / reading 27%, grade F, #607 of 616 statewide, top 99%, 281 students, 77% FRL); Eleanor Roosevelt Middle School (math 72% / reading 76%, grade A, #83 of 246 statewide, top 34%, 1,093 students, 31% FRL); Hempstead High School (math 64% / reading 71%, grade B, #186 of 336 statewide, top 57%, 1,584 students, 38% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $982 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

• It's been on market 77 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $142k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,880 (9.9% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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: 0.90% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $149,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2243 White St	0.00mi	3/2.0	1,312 (0%)	1mo	$143,000	$109	99
2418 White St	0.18mi	3/1.5	1,317 (+0%)	1mo	$150,000	$114	89
2417 Jackson St	0.17mi	3/1.0	1,248 (-5%)	1mo	$63,000	$50	79
615 E 24th St	0.29mi	2/1.5 (-1)	1,304 (-1%)	0mo	$70,000	$54	78
2491 Jackson St	0.24mi	3/1.5	1,376 (+5%)	1mo	$149,000	$108	78
2641 Fulton St	0.54mi	3/1.5	1,318 (+0%)	2mo	$200,000	$152	70
2687 Central Ave	0.52mi	3/1.0	1,264 (-4%)	1mo	$20,000	$16	65
655 Regent St	0.28mi	3/1.0	1,176 (-10%)	1mo	$64,000	$54	65
328 Chappel Ct	0.26mi	2/1.5 (-1)	1,176 (-10%)	0mo	$150,000	$128	64
600 Angella St	0.60mi	3/1.5	1,492 (+14%)	1mo	$206,550	$138	46
700 Kaufmann Ave	0.73mi	3/2.0	1,150 (-12%)	1mo	$212,000	$184	45
660 Kaufmann Ave	0.68mi	2/2.5 (-1)	1,176 (-10%)	1mo	$150,000	$128	43

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,326
• Equity at exit: $21,173

10-year hold

• IRR: 4.8%
• Equity multiple: 1.39×
• Total profit: $15,633
• Equity at exit: $12,278

Cash invested: $39,760 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$745
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $130

Break-even live

Break-even rent $1,115

Max offer price $142,000

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $170	+0% $130	+5% $89	+10% $49
Rent	-10% $29	-5% $79	+0% $130	+5% $180	+10% $231
Rate	-1.0pp $201	-0.5pp $166	base $130	+0.5pp $93	+1.0pp $55

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.20mi
1501 Central Ave Unit 1513-1 Dubuque, IA	3.0	1.0	1374	$1,175	$0.86	45d	1	0.48mi
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	45d	3	0.80mi
571 Jefferson St Unit 3 Dubuque, IA	3.0	1.0	1000	$1,300	$1.30	45d	1	0.88mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	45d	1	1.13mi
980 Mount Pleasant St Unit 1 Dubuque, IA	3.0	1.0	1236	$1,150	$0.93	45d	1	1.21mi
1742 Delhi St Dubuque, IA	2.0	1.5	1534	$1,300	$0.85	45d	1	1.49mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-27
   price $142,000
3. 2026-04-06
   price $149,900
4. 2026-03-17
   price $155,000
5. 2026-02-19
   price $159,900
6. 2026-02-11
   listed $169,000 Active
7. 2016-06-09
   soldstatus $52,000
8. 2015-08-20
   soldstatus $22,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$654/yr (+$54/mo · 70.9%)

ⓘ 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) · 68% 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: $15,346
• − Mortgage interest: −$7,954
• − Property taxes: −$922
• − Insurance: −$710
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,131
• Taxable loss: −$827
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,753/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

+545.5% since first listed

8 events — show timeline

• 2026-04-28 Pending — ECIMLS
• 2026-04-27 Price Changed $142,000 ECIMLS
• 2026-04-06 Price Changed $149,900 ECIMLS
• 2026-03-17 Price Changed $155,000 ECIMLS
• 2026-02-19 Price Changed $159,900 ECIMLS
• 2026-02-11 Listed $169,000 ECIMLS
• 2016-06-09 Sold (Public Records) $52,000 Public Records
• 2015-08-20 Sold (Public Records) $22,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $922 · +3.1% YoY. Source: county tax records.