381 Sherwood Ave · East Dubuque, IL 61025

$134,000

3 bd · 1.0 ba · 1,488 sqft · Other · 34 Days on market

Built 1957 $90/sqft · 11% below area Est $150k · 11% under

---

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 +26.6/30.0
• ARV discount +12.3/15.0
• DSCR +9.1/10.0
• 1% rule +8.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 1.5 story home located in East Dubuque! This home offers 2-3 bedrooms and approximately 1,500 Sq Ft finished. This home offers all new flooring, all new paint, new countertops, remodeled main floor full bathroom with tub/shower and new garage doors/openers to the detached 2 car garage. Additional off street parking under the carport between house and garage. Screened and enclosed porch/deck, maintenance free exterior, gas fireplace in main floor master bedroom, main floor laundry & more! Seller is including a home warranty through American Home Shield with acceptable offer.

Key facts

• Garage
• Built 1957
• Listed 33 days

Property features AI

Exterior

• Parking: Detached garage with automatic garage door opener (2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story
• Construction: Shingle roof; Stone foundation; Built as a detached single-family home
• Exterior features: Deck; Lot with dimensions approximately 50 x 125

Interior

• Kitchen: Includes refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating powered by natural gas
• Interior features: Refrigerator; Washer; Dryer; One fireplace located in a bedroom; Full basement
• Laundry & utility: Main-level laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $134k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#349 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• East Dubuque USD 119 (suburban): math 27% / reading 41% proficiency, ranked #196 of 620 in IL (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Dubuque Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 348 students, 0% FRL); East Dubuque Jr High (math 37% / reading 62%, grade C, #51 of 665 statewide, top 9%, 89 students, 0% FRL); East Dubuque High School (math 24% / reading 34%, grade F, #187 of 693 statewide, top 30%, 200 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 58 units permitted in Jo Daviess County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jo Daviess County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.31% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.4

CMA / ARV

• ARV (median comp): $150,140
• List price: $134,000
• Delta: -10.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,256
• Equity at exit: $19,980

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $30,909
• Equity at exit: $11,586

Cash invested: $37,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61025

• Home prices YoY: -33.0%
• Active inventory: 28
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $359

Break-even live

Break-even rent $1,295

Max offer price $134,000

Occupancy floor 74%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 E 10th St Dubuque, IA	2.0	2.0	1530	$1,750	$1.14	44d	3	1.15mi

Listing history 27 events

1. 2026-06-19
   days on market $134,000 Active 34 DOM
2. 2026-06-18
   days on market $134,000 Active 33 DOM
3. 2026-06-17
   days on market $134,000 Active 32 DOM
4. 2026-06-16
   days on market $134,000 Active 31 DOM
5. 2026-06-15
   days on market $134,000 Active 30 DOM
6. 2026-06-14
   days on market $134,000 Active 28 DOM
7. 2026-06-13
   pricedays on market $134,000 Active 27 DOM
8. 2026-06-10
   days on market $135,000 Active 25 DOM
9. 2026-06-09
   days on market $135,000 Active 24 DOM
10. 2026-06-08
    days on market $135,000 Active 23 DOM
11. 2026-06-07
    days on market $135,000 Active 22 DOM
12. 2026-06-05
    days on market $135,000 Active 19 DOM
13. 2026-06-03
    days on market $135,000 Active 18 DOM
14. 2026-06-02
    days on market $135,000 Active 17 DOM
15. 2026-06-01
    days on market $135,000 Active 16 DOM
16. 2026-05-31
    days on market $135,000 Active 15 DOM
17. 2026-05-30
    days on market $135,000 Active 14 DOM
18. 2026-05-11
    status Pending 670-char remark
19. 2026-05-05
    listed $135,000 Active 670-char remark
20. 2021-09-30
    soldstatus $119,000 594-char remark

    Show marketing remark (594 chars)

    Updated 1.5 story home located in East Dubuque! This home offers 2-3 bedrooms and approximately 1,500 Sq Ft finished. This home offers all new flooring, all new paint, new countertops, remodeled main floor full bathroom with tub/shower and new garage doors/openers to the detached 2 car garage. Additional off street parking under the carport between house and garage. Screened and enclosed porch/deck, maintenance free exterior, gas fireplace in main floor master bedroom, main floor laundry & more! Seller is including a home warranty through American Home Shield with acceptable offer.

21. 2021-09-30
    soldstatus $119,000

    Show marketing remark (594 chars)

    Updated 1.5 story home located in East Dubuque! This home offers 2-3 bedrooms and approximately 1,500 Sq Ft finished. This home offers all new flooring, all new paint, new countertops, remodeled main floor full bathroom with tub/shower and new garage doors/openers to the detached 2 car garage. Additional off street parking under the carport between house and garage. Screened and enclosed porch/deck, maintenance free exterior, gas fireplace in main floor master bedroom, main floor laundry & more! Seller is including a home warranty through American Home Shield with acceptable offer.

22. 2021-07-01
    listed $119,000 594-char remark

    Show marketing remark (594 chars)

    Updated 1.5 story home located in East Dubuque! This home offers 2-3 bedrooms and approximately 1,500 Sq Ft finished. This home offers all new flooring, all new paint, new countertops, remodeled main floor full bathroom with tub/shower and new garage doors/openers to the detached 2 car garage. Additional off street parking under the carport between house and garage. Screened and enclosed porch/deck, maintenance free exterior, gas fireplace in main floor master bedroom, main floor laundry & more! Seller is including a home warranty through American Home Shield with acceptable offer.

23. 2021-07-01
    listed $119,000

    Show marketing remark (594 chars)

    Updated 1.5 story home located in East Dubuque! This home offers 2-3 bedrooms and approximately 1,500 Sq Ft finished. This home offers all new flooring, all new paint, new countertops, remodeled main floor full bathroom with tub/shower and new garage doors/openers to the detached 2 car garage. Additional off street parking under the carport between house and garage. Screened and enclosed porch/deck, maintenance free exterior, gas fireplace in main floor master bedroom, main floor laundry & more! Seller is including a home warranty through American Home Shield with acceptable offer.

24. 2021-03-01
    listed $117,500
25. 2020-08-07
    soldstatus $70,000
26. 2020-04-25
    listed $84,900
27. 2008-10-02
    soldstatus $71,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $21,000
• − Mortgage interest: −$7,506
• − Property taxes: −$3,176
• − Insurance: −$670
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,898
• Taxable income: $2,390
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,738/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: East Dubuque USD 119
• NCES district ID: 1713050
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 41% ▲ 10.00%
• Median HH income: $56,070
• Composite: 30.05/100
• National rank: #6353
• State rank: #196 of 620 in IL

Livability — East Dubuque

• Score: 71/100
• State rank: #349
• US rank: #7101

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Dubuque, IL
• Population (ZIP): 4,331

Population outlook (Jo Daviess County) Hauer SSP2

• Today (2025): 20,420 people
• By 2030: 19,405 · -5.0%
• By 2040: 17,244 · -15.6%
• By 2050: 15,357 · -24.8%
• By 2075: 11,760 · -42.4%
• By 2100: 8,355 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 3% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jo Daviess

• 2024 margin: R (+16.8) · D 40.8% · R 57.6% · Other 1.6%
• 2008→2024 swing: -27.3pp toward R · 2008: 10.5pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+16.5 2016: R+14.9 2012: D+1.1 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.00%
• Current HPI: 196.7389
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+87.4% since first listed

12 events — show timeline

• 2026-06-12 Price Changed $134,000 ECIMLS
• 2026-05-22 Relisted — ECIMLS
• 2026-05-11 Pending — ECIMLS
• 2026-05-05 Listed $135,000 ECIMLS
• 2021-09-30 Sold (MLS) $119,000 ECIMLS
• 2021-09-30 Sold (MLS) $119,000 NWIAR
• 2021-07-01 Listed $119,000 ECIMLS
• 2021-07-01 Listed $119,000 NWIAR
• 2021-03-01 Listed $117,500 ECIMLS
• 2020-08-07 Sold (MLS) $70,000 ECIMLS
• 2020-04-25 Listed $84,900 ECIMLS
• 2008-10-02 Sold (Public Records) $71,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,176 · -1.4% YoY. Source: county tax records.