347 W 17th St · Dubuque, IA 52001

$112,500

4 bd · 3.0 ba · 2,030 sqft · MultiFamily public records · 68 Days on market

Built 1890 4,370 sqft lot Est $154k · 27% under ↓ 22% since listing

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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 MLS

Check out this newly updated and spacious remodeled/fully rented all brick duplex. Each unit boasts 2 Bedrooms, 1 bath, newer paint, flooring and several other cosmetic upgrades. In addition to all the rooms being very large, each unit comes with its own allotted off-street parking space in back with a very flat and large yard. Also, the upstairs unit has the ability to have another finished 3rd story apartment. The possibilities and cash-flow are endless with this awesome duplex~! Call today for a showing!

Key facts

• 4,370 sq ft lot
• Built 1890
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $112k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $516/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 4 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).
• This rent runs 44% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.34%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $154,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 W 17th St	0.00mi	4/2.0	2,030 (0%)	0mo	$105,500	$52	96
345 W 17th St	0.00mi	4/2.0	2,030 (0%)	0mo	$105,500	$52	95
609-617 Arlington St	0.31mi	4/2.0	1,862 (-8%)	7mo	$210,000	$113	62
853 W Locust St	0.54mi	4/2.0	1,904 (-6%)	4mo	$213,000	$112	57
2164 Jackson St	0.44mi	5/2.0 (+1)	2,158 (+6%)	4mo	$155,000	$72	57
623-627 Arlington St	0.32mi	4/2.0	1,792 (-12%)	7mo	$190,000	$106	56
1636 Jackson St	0.31mi	5/2.0 (+1)	2,156 (+6%)	16mo	$160,000	$74	52
646-652 W 11th St	0.47mi	5/2.0 (+1)	1,952 (-4%)	14mo	$170,000	$87	51
535 W 17th St	0.19mi	4/2.0	2,308 (+14%)	19mo	$175,000	$76	48
821 W 8th St	0.69mi	4/2.0	1,944 (-4%)	16mo	$140,000	$72	44
1627 Central Ave	0.19mi	3/2.0 (-1)	1,750 (-14%)	21mo	$95,000	$54	42
2138 White St	0.38mi	5/2.0 (+1)	2,304 (+14%)	15mo	$184,000	$80	38

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: 38.5%
• Equity multiple: 2.70×
• Total profit: $53,653
• Equity at exit: $16,774

10-year hold

• IRR: 46.2%
• Equity multiple: 6.01×
• Total profit: $157,886
• Equity at exit: $9,727

Cash invested: $31,500 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$590
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,033

Break-even live

Break-even rent $940

Max offer price $112,500

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,248
Total (2 units)			$2,247

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.39mi
597 Jefferson St Rm 3 Dubuque, IA	5.0	2.0	1800	$550	$0.31	44d	1	0.48mi
703 Caledonia Pl Dubuque, IA	3.0	1.0	1400	$1,400	$1.00	44d	1	0.70mi
500 Hill St Unit 2 Dubuque, IA	3.0	1.0	1900	$1,910	$1.01	44d	1	0.81mi

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   price $112,500
3. 2026-02-17
   listed $125,000 Active
4. 2021-03-10
   soldstatus $87,500
5. 2021-02-26
   soldstatus $87,500 512-char remark

   Show marketing remark (512 chars)

   Check out this newly updated and spacious remodeled/fully rented all brick duplex. Each unit boasts 2 Bedrooms, 1 bath, newer paint, flooring and several other cosmetic upgrades. In addition to all the rooms being very large, each unit comes with its own allotted off-street parking space in back with a very flat and large yard. Also, the upstairs unit has the ability to have another finished 3rd story apartment. The possibilities and cash-flow are endless with this awesome duplex~! Call today for a showing!

6. 2020-11-03
   listed $94,900 512-char remark

   Show marketing remark (512 chars)

   Check out this newly updated and spacious remodeled/fully rented all brick duplex. Each unit boasts 2 Bedrooms, 1 bath, newer paint, flooring and several other cosmetic upgrades. In addition to all the rooms being very large, each unit comes with its own allotted off-street parking space in back with a very flat and large yard. Also, the upstairs unit has the ability to have another finished 3rd story apartment. The possibilities and cash-flow are endless with this awesome duplex~! Call today for a showing!

7. 2016-09-01
   soldstatus $145,000

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$249/yr (+$21/mo · 19.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $26,964
• − Mortgage interest: −$6,302
• − Property taxes: −$1,268
• − Insurance: −$562
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$3,273
• Taxable income: $11,245
• Est. tax owed @ 24.0%: −$2,699
• After-tax cash flow: $9,693/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

-22.4% since first listed

7 events — show timeline

• 2026-04-27 Pending — ECIMLS
• 2026-04-23 Price Changed $112,500 ECIMLS
• 2026-02-17 Listed $125,000 ECIMLS
• 2021-03-10 Sold (Public Records) $87,500 Public Records
• 2021-02-26 Sold (MLS) $87,500 ECIMLS
• 2020-11-03 Listed $94,900 ECIMLS
• 2016-09-01 Sold (Public Records) $145,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,268 · +2.9% YoY. Source: county tax records.