Rented
For Sale
$190,000
10068 Boleyn Rd, Dubuque, IA 52001
Two residential units are currently rented, supporting an income-producing ownership strategy.
Property Size1,388 SF
Price / SF$136.89
Days on Market43
Property Features for 10068 Boleyn Rd
General Information
Standard status
Active
Size
1,388 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1957
Listing Agency:
American Realty of Dubuque, Inc.
(563) 543-7674
Listed By:
Julie Miller
Source:
Kwlegacyrealty
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 30 at 2:15PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of American Realty of Dubuque, Inc.
Investment Insights
Based on property information with market context.
This duplex contains 1,388 square feet and was built in 1957. The property includes two residential units, both of which are currently rented. Its existing occupancy provides an established operating setup for a purchaser evaluating a residential income property or owner-occupancy arrangement.
Located at 10068 Boleyn Rd in Dubuque, Iowa, the property sits just outside city limits. The address combines a defined residential setting with proximity to the city while retaining the privacy associated with its location. The building has been maintained and is positioned for continued use as a two-unit property.
Located at 10068 Boleyn Rd in Dubuque, Iowa, the property sits just outside city limits. The address combines a defined residential setting with proximity to the city while retaining the privacy associated with its location. The building has been maintained and is positioned for continued use as a two-unit property.
Key Highlights
- Two‑unit duplex with 1,388 square feet
- Both units are currently rented
- Built in 1957
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,691
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.15%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$233,820
$233.8K
Cap Rate 7%
$167,014
$167.0K
Cap Rate 9%
$129,900
$129.9K
Market Conditions
NOI Build-Up for 1,388 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$17.5K $12.60/SF
− Vacancy
−$787 −$0.57/SF
EGI
$16.7K $12.03/SF
− OpEx
−$5.0K −$3.61/SF
NOI
$11.7K $8.42/SF
Area
Dubuque County, IA
Vacancy
4.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$233,820
Cap Rate 7%
$167,014
Cap Rate 9%
$129,900
Alternative Uses
Best Use
Multifamily LT 5
$167.0K
$146.1K – $194.9K
NOI $11,691 @ 7.0% cap · market cap 6.15%
Second Best
Apartment 5plus
$150.8K
$131.9K – $175.9K
NOI $10,553 @ 7.0% cap · market cap 5.55%
Theoretical Best
Specialty Retail
$270.1K
$236.4K – $315.1K
NOI $18,908 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 52001, IA
43,572
Population
20,102
Households
2.2
Avg Household Size
36
Median Age
30%
College-Educated
92%
High-School Grad
26.1 sq mi
ZIP Area
1,669
Density / Sq Mi
$60,882
Median Household Income
$35,571
Median Earnings
$916
Median Rent
$168,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units are currently rented, supporting an income-producing ownership strategy.
Where is this duplex located?
The property is located at 10068 Boleyn Rd Dubuque, IA.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,388 square feet; Both units are currently rented; Built in 1957
