River Town Rents Survey
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 2, 2000
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT:
City-wide Rents Survey
Enclosed is the fourth annual "River Town Rents" survey released by the Housing
Trust Fund Committee.
/s/ Michael C. Van Milligen
Michael C. Van Milligen
MCVM/dd
Attachment
cc:
Barry Lindahl, Corporation Counsel
Tim Moerman, Assistant City Manager
David Harris, Housing Services Manager
~
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,bo. to-'"
CITY OF DUBUQUE, IOWA
MEMORANDUM
31 January 00
To: Mik~if1 Milligen, City Manager
ì-m
From: David Harris, Housing Services Department
Re: City-wide rents survey
The Housing Trust Fund Committee announces the release of the fourth annual "River Town
Rents," a survey of the Dubuque residential rental market. The survey was conducted for the
Trust Fund and the Housing Services Department by the Loras College Center for Business and
Social Research. Dr Len Decker, Director of the Center, served as project director and author of
the report.
The survey was authorized by the City Council and paid for with Community Development Block
Grant funds. All properties receiving any federal rental subsidies were excluded ITom the survey
sample. As well, all properties owned by area colleges were eliminated. The resulting sample
represents rental units in the City operating under "open market" conditions.
A statistically-valid sample of515 rental property owners and managers was taken during October
99. The research methodology consisted of telephone interviews with these owners, conducted
by staff of Advanced Data Comm Inc. As well, mailed surveys to all owners of20 or more units
resulted in data on 164 additional properties. In total, information was obtained on 1773 rental
units.
Four geographic areas were established, in order to compare the characteristics of both rents and
occupancy levels in the Downtown, North end, West side and South end. As well, a statistically-
valid sample of single family rentals, duplexes and multiple-unit buildings was incorporated into
the survey methodology.
"With annual survey information, we will be able to identiJY trends in the housing market," stated
Jim Holz, Chair of the Trust Fund Committee. "This information will enable us to respond to
identified needs and help guide informed decisions about public and private investment in housing
development. "
A staff-prepared synopsis of the survey and findings is attached, with a copy of Dr Decker's
report.
RIVER TOWN RENTS IV
1999 SURVEY SYNOPSIS
ANALYSIS AND CONCLUSIONS
1.
City-wide median rent for single family dwellings was $453/month; for
duplexes, this rent was $375/month. In multiple-unit buildings, median
rents were as follows:
Efficiency $290
1-bedroom $350
2-bedroom $410
3-bedroom $475
Median rents, for survey purposes, did not include any utilities costs.
Due to the small number of 4-bedroom units in the sample, no information is
provided in this analysis.
2.
By geographic area, single family rents were highest ($543/month) in the
West end. North end rents were lowest, at $425. *
Duplex rents were also highest ($400) in the West; Downtown rents were lowest,
at $325*
In multiple-unit buildings, rent variations observed similar patterns.
Highest median rents for 1-bedroom units, at $400/month, were in the West
end; lowest were North end at $285*
Highest rents for 2-bedroom units were in the South, at $762. Lowest were
Downtown, at $350.
Adequate sample size for 3-bedroom units was obtained only in the Downtown;
This rent was $475.
Efficiency units were also sampled. Rents for these ranged from $293/month
in the West end to $190 Downtown.
* Insufficient numbers of units were sampled in the South end for determining
statistically valid findings.
3.
The City-wide occupancy rate for single family dwellings was 91 %; for
duplexes, the rate was 90%. In multiple-unit buildings, the rates were as
follows:
Efficiency 64%
1-bedroom 87%
2-bedroom 90%
3-bedroom 93%
The City-wide occupancy rate for all rental units was 87%.
4.
By geographic area, occupancy rates were highest for single family
dwellings in the West end (98%). Downtown single-family occupancy was
lowest at 88%. *
Duplex occupancies were also highest in the West (100%) and lowest
Downtown (83%).*
In multiple-unit buildings, West end 1-bedroom units had highest occupancy
levels, at 89%. Lowest were Downtown, at 85%. *
2-bedroom occupancies were highest in the South end (90%). Lowest were
Downtown, at 85%.
For 3-bedroom units, valid sample sizes were obtained only for the West and
Downtown. For these units, occupancy levels were 96% and 88%, respectively.
For efficiency units, the overall occupancy rate declined to 64%. Valid sample
sizes again were obtained only for the West and Downtown sectors. For these
units, occupancy levels were 62% and 67%, respectively.
* Insufficient numbers of units were sampled in the South end for determining
statistically valid findings.
5.
Comparisons: 1998 and 1999 survey results*
Rents
The 1999 survey shows rents have in most all cases seen significant increases,
City-wide. Single-family and duplex rentals increased 7%. In multiple-unit
buildings, rents in one-bedroom units rose by 14% and by 12% in 3-bedroom
apartments. In 2-bedroom units, rents actually decreased, by 1 %, or $5 from the
1998 median.
Interestingly, median rents also increased - by 7% - in efficiency units, City-wide.
This is notable because the occupancy rate in efficiencies decreased
significantly.
2
These comparisons are summarized as follows:
Unit type 98 rent 99 rent $ chance % change
single-family $425 $453 28 7
duplex 350 375 25 7
multi-unit
1-bedroom 300 350 50 14
2-bedroom 415 410 (5) (1)
3-bedroom 425 475 50 12
Efficiency 270 290 20 7
* A comparison of survey results from years 1996-1999 is fully detailed in
the published report, for both rents and occupancy levels.
Comparison of 1998-99 rent changes - by the four sectors of the City - shows a
consistent trend of increases, for most all types of units. On the West side, rents
increased by $55-70, with the only decreases noted in single-family 3-bedroom
units (reduced by $23), and in 2-bedroom apartments in multi-unit buildings
(reduced by $13.) Rents over-all saw significant increases in the West sector.
In the South end, insufficient sample sizes were obtained for all unit type¡s
excepting 2-bedroom apartments in multi-unit buildings; those rents increased by
$22.
(Because of this continuing difficulty in gathering sufficient unit type sample
sizes in the South end, it may be appropriate to consider combining this sector
with the West side in future year surveys.)
The North end also enjoyed rent increases, across most all types of units.
These were not as significant as seen on the West side, increasing instead by
$10-45. The exceptions were in 2-bedroom apartments in multi-unit buildings,
which remained at $400; and in 3-bedroom duplex rentals, which decreased by
$25.
Even in the Downtown area - where highest vacancy rates were recorded - rent
increases were prevalent, at $18-54. The exceptions were in multi-unit
buildings, where efficiency rents declined significantly (by $75) to $190, 1-
bedrooms decreased by $5 and 2-bedrooms remained the same at $350.
(A complete comparison of rents, by region and unit type. is listed in the "Survey
Findings" section of this synopsis.)
3
Vacancy Rates
In general, occupancies increased, although only slightly, City-wide. Single-
family rentals declined by a percentage point; duplexes increased by the same
amount (1 %.) In multi-unit buildings, 1-bedrooms remained the same, 2-
bedroom units increased occupancies by 3% and 3-bedrooms increased 6%.
The notable exception, as mentioned in this report previously, was the decline in
efficiency unit occupancies, from 88% in 1998 to 64% this year. This may
indicate a general decline of interest in this type of unit. This would seem to
follow the trend of an increasing market for larger units, with more amenities,
than many of the older efficiencies typically offer.
~ 99
Unit tvoe occuoancy occuoancv % change
single-family 92% 91% (1)
duplex 89 90 1
multi-unit
1-bedroom 87 87 0
2-bedroom 87 90 3
3-bedroom 87 93 6
Efficiency 88 64 (24)
City-wide: 88 87 (1)
A comparison by geographic areas of the City reveals a fairly consistent pattern
of an increase in occupancy rates, although without statistical significance. In
the West, occupancies ranged from 89-100% (excepting efficiency units),
reflecting increases of 1-5%. Single-family rentals remained at 98%; efficiencies
declined form 90% to 62%.
In the South end, data only for 2-bedroom units in multi-unit buildings was
collected sufficiently to be considered statistically valid; the occupancy rate for
these units increased from 86% to 90%.
North end rentals fluctuated without a pattern, both increasing and decreasing
occupancy rates. Single-family rentals declined by a percentage point;
duplexes increased by 6%. In multi-unit buildings, 1-bedrooms increased
occupancies by 2%; 2-bedrooms declined 8%. All North end occupancy rates
ranged from 85% to 93%.
The Downtown area showed a fairly consistent trend toward increased
occupancies. Single-families increased by 2%; duplexes declined by the same
amount. In multi-unit buildings, 1-bedrooms increased 1 %, 2-bedrooms by 5%
and 3-bedroom units by 16%. Occupancy rates - excepting efficiencies - for the
Downtown ranged from 83% to 88%. Efficiency units declined from 85% to 67%.
4
As stated, in general this year's survey showed a pattern of slight increases in
occupancies, City-wide. However, the City overall occupancy rate declined
since 1998, from 88% to 87%. One possible explanation is the influence on the
City-wide rate resulting from the significant decline in efficiency unit occupancies
- from 88% to 64%. Factoring out the efficiency units from the calculation results
in an increase in the City-wide rate of all other types of occupancies - to 89%.
(A complete comparison of vacancy rates, by region and type of unit, is listed in
the "Survey Findings" section of this synopsis).
SURVEY FINDINGS
Rents*
Median rents - the rent at the mid-point of the distribution of all rents surveyed
(for each unit type) - were determined, City-wide, as follows:
single family $453/month
duplex 375
multiple:
Efficiency
1-bedroom
2-bedroom
3-bedroom
290
350
410
475
*rent figures given excluded all utilities
By geographic area, median rents were as follows:
~innle familv: Duolex: Multiole:
2BR 3BR 1BR 2BR 3BR EFF 1BR 2BR 3BR
Downtown . $495 Downtown $300 $384 $468 Downtown $190 $295 $350 $475
North $425 . North 300 350 400 North . 285 400 .
West 528 550 West . 440 . West 293 400 450 .
South . . South . . . South . . 762 .
City-Wide 450 450 City-Wide 300 375 450 City-Wide 290 350 410 475
*where noted, no median rent figures are listed, due to small sample sizes
5
OCCUPANCY RATES
Occupancy rates, City-wide, were determined as follows:
single family 91%
duplex 90%
multiple:
Efficiency
1-bedroom
2-bedroom
3-bedroom
City-wide
64%
87%
90%
93%
87%
By geographic area, occupancy rates were as follows:
Sinale famil : DuoJex: Multiole: 1-bd 2-bd 3-bd EFF
Downtown 88% Downtown 83% Downtown 85% 88% 88% 67%
North 92% North 93% North 87% 85% * *
West 98% West 100% West 89% 92% 96% 62%
South * South * South * 90% * *
City-Wide 91% City-Wide 90% City-Wide 87% 90% 93% 64%
*where noted, no occupancy rates are listed, due to small sample sizes
Synopsis prepared by:
David Harris
Housing Services Department
January 00
DH/ds
6
River Town Rents IV:
A Survey of the Dubuque Residential Rental Market
A Research Report
Submitted by:
Center
Leonard R. Decker, Ph.D.
Director
for Business and Social Research
Loras College
Dubuque, Iowa 52004-0178
Submi tted to:
Housing Trust Fund Committee
Housing Services Department
City of Dubuque, Iowa
January 2000
TABLE OF CONTENTS
Introduction.........................................."""""""
Methodology.........................................................
Population and Sample...............................................
Findings.............................................."""""""
Distribution of Bedroom Units in Survey Rental Properties......
Rent Costs of Survey Rental Properties.........................
5
Occupancy Rates for Rental Properties Surveyed................. 16
Swmnary .Points................................................ 23
Conclusions....................................................27
ACKNOWLEDGEMENTS
The author wishes to express his appreciation to the following for
their help and support in the completion of this project:
Jane Steele and members of the Housing Trust Fund Committee for their
leadership and support of this project.
David Harris and members of the Dubuque Housing Department for
providing information that was essential to sample selection and data
gathering.
Mayor Terry Duggan and the Dubuque City Council for authorizing
Community Development Block Grant (CDBGI funds to finance this rental
housing survey.
Delores Vogt and members of the staff of Advanced Data Comm, Inc. for
their expertise and professionalism when interviewing participants in
the survey.
Ms. Jaime Durley, CBSR Student Research Assistant, for her attention to
detail in assisting with various tasks associated with the project.
Owners and managers of rental properties throughout the City of Duhuque
who shared some of their time to complete the mail surveyor talk with
interviewers.
John Anderson, Director of Information Services at Loras College, for
his expertise in providing necessary computer services.
However, any errors contained wi thin this document remain the sole
responsibility of the author.
RIVER TOWN RENTS - VOLUME IV
Introduction
The Center for Business and Social Research (CBSR) of Loras College was
contracted by the Department of Housing Services to conduct a fourth
survey of the residential rental market in the City of Dubuque. The
objective of the research was to gather information about current rent
levels and occupancy rates for various types of rental housing. In
addition, the information will be compared with results from surveys
conducted in 1996, 1997, and 1998 to provide a trend analysis of the
current residential rental market in Dubuque.
Methodology
The 1999 residential rental market survey involved a two-pronged
approach to data gathering: 1) a telephone survey of a sample of
property owners and managers and 2) a mail survey sent to property
owners and managers who were responsible for more than 20 rental units.
The mail survey was implemented to ensure contact with those who make
up a substantial segment of the local residential rental market. Data
gathered from the mail survey, combined with the results of telephone
interviews, should provide a very comprehensive assessment of the local
residential rental market.
CBSR personnel worked with members of the Housing Department to design
instruments for gathering identical information by means of teleph.me
interviews and self-administered questionnaires. (Copies of the
questionnaires are provided in Appendix A.)
The research population consisted of all non-publicly subsidized rental
properties wi thin the City of Dubuque but did not include college-owned
rental properties. This research population was then categorized
according to one of four geographic locations (south, west, north, and
downtown) as well as three types of rental housing units (duplexes,
multiple units, and single family). Telephone interviews were
completed over a two-week period (Wednesday, October 13 to Wednesday,
October 27) by the staff of Advanced Data Corom, Inc., a local
teleservices firm. Surveys were also mailed to rental property owners
with 20 or more units on Friday, September 24. Those who did not return
the mail surveys by October 15 were called and encouraged to complete
and return their surveys as soon as possible. If a new survey was
requested, the Housing Department was notified and a second survey was
sent to the respondent. Mailed surveys were returned through the third
week of November.
Population and Sample
Information from the Housing Services Department indicated that the
City of Dubuque had 2,181 non-subsidized, non-college owned rental
properties at the time of the survey. Of these, 1,828 were used to
draw a sample of 515 properties for conducting telephone interviews and
the remaining 353 properties were sent mail surveys to be completed.
All of the entries on the list of properties used for sample selection
were placed in one of four geographic locations using the boundaries
illustrated in Figure 1. The larger circled numbers on the map
correspond to the geographic location designated in the Key at the
RENT^'. SURVEY M^I'
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FIGURE l.
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7.
.
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KI':V
I. SOUTII END
2. WEST END
}. NORTII I'ND/I'OINT
4. DOWNTOWN
bottom of the page. All of the properties included in the returned
mail surveys were also coded for geographic location.
After coding each property for geographic location, the list of 1,828
properties was divided into twelve lists representing each type of
rental housing property (duplexes, multiple unit properties, single
family dwellings) within each location (south, west, north, downtown).
Random samples of properties were chosen from each of these twelve
lists to create the total sample of 515 properties. As a result, the
sample is proportionate by geographic location and type of rental
property, thus enhancing the representativeness of the sample as a
reflection of the total population of rental properties in the city.
This sample data was supplemented with information on 164 properties
obtained from 16 property owners/managers who returned the mailed
surveys. The represents a 53% response rate from the 30 property
owners who were mailed a self-administered survey and a 46% response
rate for the 353 properties covered in the mail survey.
While there was not previous information about the number of different
sizes of rental units (as defined by number of bedrooms), this survey
did gather information about the number of bedrooms that existed in the
three types of rental properties as well as the number of efficiency
apartments in multiple unit properties. In addition, rent information
for efficiency units and different sizes (as defined by number of
bedrooms) of rental units was obtained for single family dwellings,
duplexes, and multiple unit properties. Lastly, occupancy rates for
the date of September 10, 1999 were obtained for the various types 'of
rental units.
Findings
Table 1. provides a swnmary of the types of rental housing properties
contained in the study population and survey group.
Table 1. Swnmary of Population and Survey Rental Properties
Type of Rental Property
No. in Pop.
% of Pop.
No. in Survey
% of Survey
1. Duplex 938 43%
2. Multiple Unit Property 713 33%
3. Single Family Dwelling 530 24%
Total: 2,181 Total: 100%
247
258
174
Total: 679
36%
38%
26%
Total: 100%
As indicated in Table 1., the single largest category of rental
properties (43%) in the city of Dubuque is that of duplexes. Multiple
uni t properties represent 33% of rental properties and about a quarter
(24%) of rental properties are single family dwellings. The table also
indicates that the survey group is fairly proportionate by type of
rental property to the overall population of rental properties in the
city. The percentage variations between survey and population group
percentages are the result of data received from the mail survey. This
data is based upon those who returned the questionnaires mailed to them
and thus may not be representative of all the properties included in
the mail survey. Thus, while the percentages for single family
dwellings vary by only two percentage points (26% vs. 24%), the survey
contains n less of duplex properties than their percentage
representation in the total population of residential rental properties
(36% vs. 43%) and 5% more than percentage representation of multiple
unit properties in the residential rental market (38% vs. 33%). This
is the result of a higher response rate from owners of multiple unit
properties (52%) who were mailed a survey than the response rate of
owners of duplexes (17%). It is also noteworthy that this 1999 report
is based upon data collected from 679 properties compared to data from
635 properties in the 1998 residential rental report. This is also the
result of a higher response rate for the 1999 mail survey (53%) than
the 1998 mail survey (38%).
Table 2. provides a summary of the categories of rental properties in
the research population and the survey group by region of the city.
Table 2. Summary of Population and Survey Rental
Properties by Region of the City
Rental Property No. of ~ No. of ~ No. of Phone % of Phone
Location and Phone Phone Phone Phone & Mailed & Malled
Category Pop. ~ Sample ~ ~ ~
(N~l, 8281 (N~5151 (N~6791
1. So'Jtr. .^rea of Cay
a. Duplexes " 2% 10 2% 10 ..
b. Mol tiple Unl ts 26 1% 5 1% 8 1%
.c. Single 'amily '2 lQ ,% l-' '2
Total" 5% 25 5% 32 4%
". West Area of City
a. Duplexes 152 8% " 8% 42 6%
o. Multiple Units 106 '% 37 7% 93 14%
c. S'ngie family 120 7% ~ 7% !:'
Totals' 388 22% 114 22% 184
3. North Area of City
a. Duplexes 326 18% 90 17% 93 14%
b. Mul t'ple Units 79 4% 20 4% 38 6%
c. Single fami ly 162 9% 47 2.! ~ .§.!
ToOtals' 56' 31% 157 30% 183 28%
,. Downtown A.rea 0' Ci ty
349 19% 96 19% 102 ,,!
b. Units 269 15% 76 15% 119 ]7%
o. Singie family '--'--" 8% 45 9% 59 2.!
Touls, 763 42% 219 43% 280 4:%
Grand Total", 1,828 100% 515 100% 679 1.0°'
Table 2. provides additional information on the representativeness of
the data gathered as well as a description of the concentrations of
various types of residential rental properties throughout the city. As
indicated, the phone survey sample is almost exactly proportionate by
type of housing in each area of the city to the total population of
properties from which the phone survey sample was drawn. When
properties included in the mail survey are added to those in the phone
survey, the makeup of the total survey group is quite similar to the
makeup of the phone survey sample. The percentages for each category
of housing type in each area of the city of the total survey group does
not vary more than :t: 5% from the distribution in the phone survey
sample (which is representative of the total phone survey population).
As indicated above, the largest concentration of rental properties is
located in the downtown area of the city. In addition, downtown
Dubuque has the largest number of duplexes and multiple unit properties
while the north end of the city possesses the largest number of single
family rental properties. The north end of the city also has a
sizeable number of duplexes. Overall, the north and downtown areas of
Dubuque contain 68% of the 679 non-subsidized rental properties that
are the basis for this rental report. In addition, the west end of the
city accounts for more than a quarter (27%) of the rental properties
surveyed.
Distribution of Bedroom Units in Survey Rental Properties
The survey of 679 rental properties contained 2,356 separate rental
units located in 174 single family dwellings, 409 duplexes, and 1,773
mul tiple unit properties.
Table 3. presents a surmnary of the various bedroom units available in
2,356 single family dwellings, duplex apartments, and apartments
located in multiple unit properties.
Table 3. Distribution of Bedroom Units
Available in Three Types of Rental Housing
Sue of Bedroom Unit
Sinqle Famil V Dwe11inqs
No. Percent
O~
14 8%
74 42%
71 41%
15 9%
Total: 174 :iOõ%
Duplex Units
~ Percent
0 0%
98 24%
189 46%
113 28%
9 2%
409 100%
Mul tiple Uni t
Apartments
No. Percent
ill ---m-
693 39%
719 41%
110 .6%
22 1%
1, 773 100%
Efhciency unit
l-bedroom unit
2-bedroom unit
3-bedroom unit
4-bedroom unit
As indicated in the table, the largest concentration of rental units
was found in the multiple unit properties. This is quite reasonable
given the fact that many different rental units can be contained in one
mul tiple unit property compared to one single family dwelling or duplex
property. It must also be remembered that the percentage distributions
of different sizes of bedroom units may not reflect the actual
distribution of these units in the rental market. While the sample of
rental properties was randomly selected to be proportionate to the
rental property population, the database did not provide information to
sample according to the bedroom sizes of rental units.
Of the 174 single family houses, 8% were one-bedroom units, 42% were
2-bedroom units, 41% were 3-bedroom dwellings, and 9% had 4 or more
bedrooms.
Data was gathered from 247 duplex properties and information about
bedroom sizes was obtained for 409 duplex units. (Bedroom size, rent
and occupancy information was not gathered for any single duplex unit
that was currently occupied by the owner of the duplex property.) Of
the 409 duplex apartments, 24% were one-bedroom units, almost half
(46%) were 2-bedroom units, 28% were 3-bedroom apartments and only 2%
had 4 or more bedrooms.
Residential rental property information was provided by 258 multiple-
uni t property owners/managers during the course of the survey. These
indi viduals provided information involving 1,773 rental units.
Thirteen percent of these units were efficiency apartments, 39, of the
5
apartments were 1-bedroom units, another 41i had 2 bedrooms, 6+ had 3
bedrooms, and only H had 4 or more bedrooms.
Rent Costs of Survey Rental Properties
Respondents were asked to provide monthly rent figures for their
various rental properties and the rent figures given excluded
utilities. If the respondent provided a range of rent prices for a
particular type of property, the midpoint of the range was used as the
rent figure.
Rent figures were secured for 147 of the 174 (8H) single family rental
properties. The range of rents charged for single family dwellings was
from $150 to $950. The median rental figure, which is in the middle of
the distribution of rents, is provided for each size of single family
unit.
Table 4. provides a distribution of the nwnber of single family units
at various rent levels as well as the median rent figure for each.
Table 4. Distribution of Single Family Units
at Various Levels of Rental Cost and Median Rent Figures
N/% of N/% of N/% of N/% of N/% of
Range of Rent All Units 1-Bdrm Units 2-Bdrm Units 3-Bdrm Units 4-Bdrm Units
1. 000 - 100 0/ 0% 0/ 0% 0/ 0% 0/ 0% 0/ 0%
2. 101 - 200 4/ 3% 2/ 18% 0/ 0% 0/ 0% 2/ 17%
3. 201 - 300 181 12% 5/ 46% 8/ 13% 5/ 8% 0/ 0%
4. 301 - 400 24/ 16% 2/ 18% 9/ 14% 12/ 19% 1/ 8%
5. 401 - 500 50/ 34 % 2/ 18% 28/ 44 % 16/ 26% 4/ 33%
6. 501 - 600 23/ 16% 0/ 0% 13/ 21% 9/ 15% 1/ 8%
7. 601 - 700 18/ 12% 0/ 0% 4/ 6% 14/ 23% 0/ 0%
8. 701 - 800 7/ 5% 0/ 0% 1/ 2% 4/ 7% 2/ 17%
9. 801 - 900 11 H 0/ 0% 0/ 0% 1/ 2% 0/ 0%
10.901 - 1000 2/ 1% ~ ~ ~ 2/ 17%
Totals: 147/100% 11/100% 63/100% 61/100% 12/100%
Median Rent: $453.00 $250.00 $450.00 $500.00 $463.00
As indicated in Table 4., half (50%) of the single family units
surveyed were rented for $301 - $500 a ¡nonth while slightly more than a
third (34%) rented at the $401 - $500 a month level. Fifteen percent
of single family units were rented for up to $300 a month and slightly
more than a quarter (28%) of single family units were rented for $501 -
$700 a month.
Slightly less than half (46%) of the 1-bedroom single family units were
rented for $201 - $300 a month; 58% of 2-bedroom and 45% of 3-bedroom
units were rented in the $301 - $500 range, and a third (33%) of 4+-
bedroom uni ts rented for $401 - $500 a month. As one would expect,
median rental costs generally increased as the size of the unit
increased. Thus, the median rental figure for a 1-bedroom single
family unit was $250.00; for a 2-bedroom unit - $450.00; and for a
3-bedroom unit - $500.00. The median rents of $250.00 for a 1-bedroom
unit and $463.00 for a 4+-bedroom unit are probably a reflection of
sampling error since rent information was provided for only 11
6
I-bedroom units and 12 4+-bedroom single family units. The median rent
paid for all single family dwellings included in the survey was
$453.00.
Owners/managers of duplexes were asked to provide rental figures for
both sides of their properties, except if one of the sides was owner-
occupied. The rents charged for duplexes ranged from $100 to $825.
The median rental figure was $375 for all duplex properties.
Table 5. provides a distribution of the number of duplex units at
various rent levels as well as the median rent figure for each.
Table 5. Distribution of Duplex Units
at Various Levels of Rental Cost and Median Rent Figures
Ranqe of Rent
N/% of
All Units
N/% of N/% of
I-Bdrm Umts 2-Bdrm Units
N/% of
3-Bdrm Units
N/% of
4-Bdrm Units
1. 000 - 100 2/ 1% 1/ 1% 1/ 1% 0/ 0% 0/ 0%
2. 101 - 200 14/ 4% 8/ 11% 5/ 4% 1/ 1% 0/ 0%
3. 201 - 300 72/ 22% 29/ 40% 30/ 20% 12/ 12% 1/ 17%
4. 301 - 400 121/ 37% 31/ 43% 66/ 44% 22/ 23% 2/ 33%
5. 401 - 500 80/ 24% 1/ 1% 35/ 23% 43/ 44% 1/ 17%
6. 501 - 600 22/ 7% 0/ 0% 5/ 4% 15/ 15% 2/ 33%
7. 601 - 700 7/ 2% 1/ 1% 3/ 2% 3/ 3% 0/ 0%
8. 701 - 800 6/ 2% 2/ 3% 2/ 1% 2/ 2% 0/ .0%
9. 801 - 900 2/ 1% 0/ 0% 2/ 1% 0/ 0% 0/ 0%
10.901 - 1000 0/ 0% 0/ 0% ~ 0/ 0% 0/ 0%
Totals: 326/100% 73/100% 149/100% 98/100% 6/100%
Median Rent: $375.00 $300.00 $375.00 $450.00 $438.00
Duplex rent figures were provided for 326 units of the 247 duplex
properties included in the survey. Of the 247 duplex properties and
418 units surveyed, information was unable to be obtained for 92 duplex
units as a result of "no responses" or the discovery that the unit was
owner occupied and thus not eligible for inclusion in data about
current rental costs for duplex units.
As indicated, the median rent for all duplexes is $375. In addition,
the larger the duplex unit, the higher the median rent, except for the
4+-bedroom units. This again is likely a reflection of sampling error,
as only 6 of these units were included in the survey. More than a
third of the duplex units surveyed (37%) have rents in the $301 - $400
range. Slightly more than a quarter (27%) have rents up to $300 a
month and about a quarter (24%) have rents in the $401 - $500 range.
Twelve percent of duplexes have rents of $501 or more. Forty percent
of I-bedroom duplex units have rent figures in the $201 - $300 range,
43% are in the $301 - $400 rent range. Slightly more than two-thirds
(67%) of 2- and 3-bedroom units cost $301 - $500 a month. However, 44%
of 2-bedroom units rent for $301 - $400 a month and 44% of 3-bedroom
units rent for $401 - $500 a month. Two of the 6 duplex units (33%)
with 4+ bedrooms rent for $301 - $400 and another third of these units
rent for $501 - $600.
Table 6. provides a distribution of median rental costs for single
family dwellings for each region of the city. The median is considered
the most valid "average" figure since it divides the distribution of
rents in half, with 50% of the rent responses above and 50% below this
swmnary statistic. The letter "N" represents the number of rent
figures that the median rent value is based upon out of the total
number of single family dwellings surveyed.
Table 6. Median Rental Costs for Single
Family Dwellings by Region of the City and Size of Unit
Req>on
1. South IN=14/l4)
2. West IN=44/50)
3. North IN=40/52)
4. Downtown IN=49/59)
Median Rent
1 Bdrm Units
No Properhes
$453 IN=l)
$250 IN=5)
$350 (N=5)
Median Rent
2-Bdrm Units
$463 IN- 6)
$528 IN=20)
$425 (N=21)
$450 (N=16)
Median Rent
3 Bdrm Umts
$598 (N= 6)
$550 (N=22)
$475 (N=10)
$495 (N=23)
Median Rent
4 Bdrm Units
$450 (N-2)
$600 IN",l)
$300 (N=4)
$795 (N=5)
Median Rent:
$250.00
$450.00
$500.00
$453.00
The above rental costs for single family dwellings are based upon
response rates ranging from a low of 77% for units located in the
northern part of Dubuque to a high of 100% for units located in the
southern part of town. The overall response rate for obtaining single
family dwelling rent figures was 84 %.
As indicated, 124 of the 147 single family units (84%) for which rental
figures were provided are 2- and 3-bedroom units. The highest rents
for these 2- and 3-bedroom single family dwellings are paid on the west
and south sides of the city while the lowest rents for 2- and 3-bedroom
units are paid in the northern part of town. Ten of 11 I-bedroom single
family units were located in the downtown section and north side of
town. Of these 10, the most expensive were located in the downtown
area and the least expensive on the north side of the city. Data was
obtained for only 12 4-bedroom single family units with the most
expensi ve located in the downtown area of the city and the least
expensive located in the northern section of town. The median rent
paid for all single family dwellings included in the survey was
$453.00.
Graph 1. Provides a comparison of 1996, 1997, 1998, and 1999 median
rents for single family dwellings by region of the city. The numbers
in parentheses indicate the number of units of the total number of
single family units surveyed that the rent figures are based upon.
1996-1999 Median Rents for Single Family Dwellings
by Region of the City
Graph 1
West
$513 (14/14)
South
North
C:"-~~:::"~co~...'~~~.::=:~~.:::..::..' .""
$475.'(37/45)
~Q?$~~5.~<"4:L!F)
$425 )(40/52)
383:tt42/45)
$413.:'(S7/S9) .
$380/(36/0)' .
$460,(49/59)
4S0S(4ì/49) .
IS'anSa/S3)
393 "(24/29)
$543 (44/50)
Downtown
$"
~==::'.':'::"::::~:=co':":':...::...':"...:::.'.., ,'i""i'., $
01999
0 1998
.1997
1!11996
$100
$200
$300
$400
$SOO
$600
As indicated, from 1996 - 1999 the median rents for single family units
progressively increased in the western part of the city. The single
largest increase on the west end occurred from 1998 - 1999 when the
median rent increased by 14% ($68). The median rent for single family
units on the south side of town also increased 14% ($63) between 1998
and 1999. The north end single family median rent experienced an 11%
($42) increase while the downtown single family median rent increased a
modest 2% ($10) from last year to this year. Thus, while median rents
for single family units in the downtown section have stabilized during
the past three years, the median rents for this type of property
experienced notable increases in other areas of the city from 1998 to
1999.
Table 7. provides a distribution of median rental costs for duplexes
for each region of the city. As before, the letter "N" represents the
number of rent figures that the median rent value is based upon out of
the total number of duplex units surveyed.
Table 7. Median Rental Costs for Duplex Units
by Region of the City and Size of Unit
Median Rent
Region I-Bdrm Units
1. South (N=13/16) $335 (N- 4)
2. West (N=59/71) $310 (N=15)
3. North (N=ll2/148) $300 (N=25)
4. Downtown N=142/174)$300 (N=29)
Median Rent
2-Bdnn Uni ts
$507 (N- 4)
$440 (N=31)
$350 (N=56)
$384 (N=58)
Median Rent
3-Bdrrn Umts
$600 (N= 5)
$450 (N=13)
$400 (N=26)
$468 (N=54)
Median Rent
4 Bdrm Umts
No Propertles
No Propertles
$400 (N=5)
$475 (N=l)
Median Rent:
$300.00
$375.00
$450.00
$438.00
The above rental costs for duplexes are based upon response rates
ranging from a low of 76% for units located in the northern part of
Dubuque to a high of 83% for units located on the west side of the
city. The overall response rate for obtaining duplex rent figures was
80% .
With the exception of data for the 4-bedroom duplex units, the larger
the duplex in terms of bedroom size, the higher the median rent.
Excluding rental data for the insufficient sample of only 13 duplex
units located on the south side of town, the highest rents for 1- ~nd
2-bedroom duplex units are paid on the west side of the city and the
highest rents for 3- and 4-bedroom duplex units are paid in the
downtown area. However, data was obtained for only 1 4-bedroom duplex
unit located in downtown Dubuque. The lowest rents for l-bedroom units
are paid downtown and on the north side while the lowest rents for 2-
bedroom units are found on the north side of town also. Again,
excluding data from the small sample of 5 south end duplex units, the
lowest rents for 3-bedroom units are found on the north end of the
city. The median rent paid for all duplexes included in the survey was
$375.00.
10
Graph 2. Provides a comparison of 1996, 1997, 1998, and 1999 median
rates for duplex units by region of the city. The numbers in
parentheses indicate the number of units of the total number of duplex
units surveyed that the rent figures are based upon.
1996 - 1999 Median Rents for Duplex Units
By Region of the City
Graph 2
West
$450 (13/16)
00 (14/18) "
$400':,'<14/20) ,
'$350"'(13/2Ó)"
$400,,(59/71)
$400 :(69/81)'
$4ò9';ì81Z97) ~ '
".,.$350'.,(46/76)"
$350 (112/148).'
340', (120'/157) :'
$330 ,(138/166) ,
'.' $320',,(Úì8/164) .
$400 '.(142/174)
$325 . (149/178)" ". '
$330,:(168/197)
$325" (lÚ/198)
01999
01998
.1997
El1996
South
North
Downtown
E-::::C'=::::':::::::':':;,",:.::_:"":::,',.: ::',',",.,:".
$0
$100
$200
$300
$400
$500
$600
As indicated, the median rents for duplexes in the western part of the
city were unchanged from 1996 - 1999. In addition, during the same
time period, the median rents for duplexes in the northern section of
town increased at a rate of 3% ($10) per year. However, after
relatively stable median duplex rents in the southern and downtown
areas of the city during recent years, between 1998 and 1999 the median
duplex rent increased 13% ($50) on the south side of town and 23% ($75)
in the downtown area.
In terms of multiple unit buildings, it is quite common to have
different rental rates for the same type of bedroom unit depending upon
the features of the apartment. As a result, the owners/managers of 258
mul tip1e unit buildings were given the opportuni ty to provide multiple
rental rates for same size apartments, if applicable. Respondents were
able to provide up to three rents for the same size bedroom unit.
11
Table 8. provides a distribution of units at various levels of rent for
multiple unit properties.
Table 8. Distribution of Units
at Various Levels of Rent in Multiple Unit Properties
"/% of Nil of N/% of Nil of Nil of Nil 0:
R,ooe 0: Ren' All Units E:f Un! ts ¡-Bdrm Units '-8drm Or,i:s 3-Bdrm Unics 4-Barm Un!:s
1. 000-100 0/ 0% 0/ 0% 0/ 0% 0/ 0" 0/ 0% 0/ 0%
2. 101-200 53/ 5% 29/ 22% 17/ 4% 7/ H 0/ 0% 0/ 0%
3. 201-300 319/29% 96/ 74% 165/ 36% 58/ 13% 0/ 0% 0/ 0%
4. 301-400 381/35% 2/ 2% 217/ 48% 149/ 33% 11/ 19% 2/ 25%
5. 401-500 214/19% 2/ 2% 21/ 4% 151/ 33% 39/ 68% 1/ In
6. 501-600 88/ 8% 0/ 0% 37/ 8% 44/ 10% 6/ 11% 1/ 12%
7. 601-700 15/ H 0/ 0% 0/ 0% 11/ 2% 1/ 2% 3/ 39%
8. 701-800 37/ 3% 0/ 0% 0/ 0% 36/ 8% 0/ 0% 1/ 12%
9. 801-900 0/ 0% 0/ 0% 0/ 0% 0/ 0% 0/ 0% 0/ 0%
10. 901-1000 0/ 0% 0/ 0% 0/ 0% 0/ 0% 0/ 0% 0/ 0%
11.1001-1500 0/ 0% ~ ~ 0/ 0" 0/ 0" ~
Totals: 1107/100% 129/100% 457/100% 456/100% 57/100% 8/100%
Of the 1,773 units located in multiple unit properties, 229 (13%) were
efficiency units, 693 (39%) were 1-bedroom units, 719 (41%) were
2-bedroom units, 110 (6%) were 3-bedroom units, and 22 (1%) were
4+-bedroom units. Rental information was given for 1,107 units for a
response rate of 62%. (This response rate is 5% higher than the 1998
response rate of 57% for multiple unit property rental information.)
The response rates for each of the units surveyed was 56% for
efficiency units, 66% for I-bedroom units, 63% for 2-bedroom units, 52%
for 3-bedroom units, and 36% for the few 4+-bedroom units.
The rents for these units ranged from $100 - $825 a month and almost
two-thirds (64%) of the apartments had rents in the $200 - $400 range.
Almost three-quarters (74 %) of the efficiency units had rents ranging
from $201 - $300 a month while 84% of 1-bedroom apartments are in the
$201 - $400 range. Two-thirds (66%) of 2-bedroom units and 87% of the
3-bedroom units rent in the $301 - $500 range. The remaining number of
3-bedroom units rent for $501 - $700 a month. All eight of the 4+-
bedroom units for which data was available rent for more than $300 a
month.
Table 9. provides a comparison by region of median rental costs for
various sizes of apartments located in multiple unit properties. The
letter "N" represents the number of rent figures that the median rent
value is based upon out of the total number of multiple unit apartments
surveyed. It is also noteworthy that some of the "N's" are rather
small. There are three possible explanations for this phenomenon.
First, since the N represents the number of rent figures that the
median figure is based upon, respondents who declined to provide rent
figures decreased the total number of rent figures that the median
statistic is based upon. Second, as mentioned previously, since the
sampling procedure could not include consideration of different sizes
of apartments (based upon number of bedrooms), the sampling process may
have simply missed or not ir,cluded a representative number of
properties with a certain number of bedrooms. Third, there may only be
12
a small number of rental units of a certain size in the area of the
city under consideration and that type of information was not available
for use in this survey.
Table 9. Median Rental Costs by Unit Type and Region
for 1,773 Units Located in Multiple Unit Properties
Region Efhciency I-bedroom
South 0 35571N 81 101
2. West "93 IN= 8'/1451$400IN=171/316)
].Noct,' 32" IN =2/21 $285 IN=39/'"
4. Downtown$190 IN=43/821 $295 )N=249/3291
5. Overall $"0IN=129/229}$350 IN=457/6931
2-bedroom
$762 IN 67/79)
$450 IN= "7/3651
$400 IN= 96/1111
$350 IN= 146/164)
$410 IN= 456/7191
3-bedroom 4+-bedroom
IN- 01 11 (0
$'25 IN= 10/51) I"=e/l
3425 IN= 6/101 $5'31'=2'61
$475 IN= 41/481 $636IN=6/61
$475 IN=5711101$625IN=8/2"
Of the 1,773 rental units located in multiple unit properties, rent
information was obtained for 1,107 (62%) of the various size
apartments. The response rate for multiple unit property rental
information was lowest (46%) in the western part of the city. The
highest response rate (84%) was obtained for the southern section of
city. Rental information was obtained for 52% of multiple unit rental
properties in the northern part of town and 77% of multiple unit
properties in the downtown section of the city. The response rates of
66% for I-bedroom units and 63% for 2-bedroom units are slightly higher
than the overall response rate of 62% and provides rental information
for 913 of 1,107 (82%) units for which rental information was provided.
Of these units for which rent information was provided, 12% were.
efficiency units, 41% were I-bedroom units, 41% were 2-bedroom units,
5% were 3-bedroom units, and only 1% were 3-bedroom apartments. As
previously noted, 82% of all the units for which rent information was
provided were 1- and 2-bedroom apartments. Only 16 3-bedroom units
were surveyed from the southern, western, and northern sections of
Dubuque. Only 8 4+-bedroom apartments were surveyed in the north and
downtown areas of the city. Without knowing the nwnber of each type of
bedroom unit in these areas of the city it is difficult to evaluate the
representativeness of the figures provided.
As to be expected, the median rents for larger size apartments were
generally more than the median rents for smaller apartments. Excluding
consideration of the median rent for the 8 4+-bedroom units, the
largest percentage increase in median rent (21%) was an increase of $60
(from $290 to $350) from efficiencies to I-bedroom apartments. The
median rent for 2-bedroom units ($410) was 17% ($60) higher than the
median rent for I-bedroom units while the median rent for 3-bedroom
units ($475) was 16% ($65) higher than the median rent for 2-bedroom
units. The median rent for 4+-bedroom apartments ($625) was 32% ($150)
higher than the median rent for 3-bedroom units 1$475). However, this
higher median rent is based upon data from only 8 4+-bedroom units.
Rents for efficiency and I-bedroom units in the northern and downtown
areas of the city were notably less than the overall median rents for
these size units while the highest rents for I-bedroom units were found
in the southern and western parts of town. However, the survey
contained only 8 I-bedroom rental figures for the south region. The
downtown section contained the largest concentration of I-bedroom
apartments and the second lowest median rent for these units. In
addition, the downtown area has the lowest median rent for efficiency
units.
13
While the north end of town had the lowest rents for I-bedroom
apartments, the southern section had the highest rents for 2-bedroom
uni ts. The second highest 2-bedroom apartment rents were in the
western section of the city. The lowest rents for 2-bedroom apartments
are paid in the downtown area.
Median rent figures for 3-bedroom apartments are based upon data for 57
units. The highest 3-bedroom rent (based upon data from 41 of the 57
3-bedroom units) is paid in the downtown area and the lowest is paid in
the western (based upon data for only 10 3-bedroom units) and northern
(based upon data for only 6 3-bedroom units) sections of the city. The
overall median rent for the small number of 4-bedroom units (8)
included in the sample was $625.
Graph 3. provides a comparison of 1996, 1997, 1998, and 1999 median
rents by unit size for multiple unit properties located in the south
section of the city. The numbers in parentheses indicate the number of
apartments of the total number of apartments surveyed that the rent
figures are based upon.
1996-1999 Median Rents by Unit Type
for the South Section of the City
Graph 3
01999
01998
.1997
1311996
Efficiency
One Bedroom
Two Bedroom
No ata
Three Bedroom
0 a
No Data
Four+ Bedroom 0 a
No Data
$100 $200 $300 $400 $500 $600 $700 $800
As indicated, the 1999 median rent increased 29% ($106) from the 1998
median rent for one-bedroom apartments located in the southern part of
the city while the median 1999 rent for two-bedroom units increased 3~
($22) from the 1998 median rent figure. The dramatic increase in the
I-bedroom median rent may be the result of having 1999 data for only 8
I-bedroom units - 4 with rents of $350 and the other 4 with rents of
$592 .
14
Graph 4. provides a comparison of 1996, 1997, 1998, and 1999 median
rents by unit size for multiple unit properties located in the west
section of the city. The numbers in parentheses indicate the number of
apartments of the total number of apartments surveyed that the rent
figures are based upon.
1996-1999 Median Rents by Unit Type
for the West Section of the City
Graph 4
Efficiency
01999
01998
.1997
[31996
One Bedroom
Two Bedroom
Three Bedroom
Four + Bedroom
$100 $200 $300 $400 $500 $600 $700 $800
As indicated, the 1999 median rent for efficiencies decreased 11% 1$37)
from the 1998 median rent figure of $330. However, the 1998 rental
figure is based upon data from only 4 of 71 possible units. The 1999
median rent increased 21% (.$70) from the 1998 median rent for one-
bedroom units but decreased 3% ($13) to the rent levels of 1996 and
1997 for two-bedroom units located in the western part of town. Thus,
rents for multiple unit property 2-bedroom units on the west side of
town have been quite stable from 1996 to 1999.
It should be noted that the number of efficiencies providing rental
information increased markedly from 4 to 84 and the number of I-bedroom
units increased significantly from 53 to 171 between 1998 and 1999.
This resulted in a 1999 median rent figure that was very close to the
1997 figure for efficiencies and a 1999 median rent for I-bedroom
apartments that was only $25 higher than the 1997 median rent for 1-
bedroom apartments.
While the median rent for west end 3-bedroom units declined by 14'
($70), the number of units surveyed only increased from 6 to 10 between
1998 and 1999.
15
Graph 5. provides a comparison of the 1996, 1997, 1998, and 1999 median
rents by unit size for multiple unit properties located in the north
section of the city. The numbers in parentheses indicate the number of
apartments of the total number of apartments surveyed that the rent
figures are based upon.
1996-1999 Median Rents by Unit Type
for the North Section of the City
Graph 5
Efficiency
01999
01998
.1997
1:!11996
One Bedroom
Two Bedroom
Three Bedroom
Four + Bedroom
$100 $200 $300 $400 $500 $600 $700 $800
As indicated, the 1999 median rent for efficiencies decreased 10% ($25)
from the 1998 median rent figure of $250. However, the 1999 rental
figure is based upon data from only 2 units and the 1998 figure is
based upon data from only 3 efficiency units. From 1998 to 1999 the
median rents for 1- and 2-bedroom units in the northern section of
Dubuque increased by 14% ($35) and 23% ($75) respectively. The median
rent recorded for 3-bedroom units stayed the same from 1998 - 1999,
indicating a tendency toward stability for this type of unit on the
north end of town. The median rent for 4+-bedroom units increased 22 %
($105) from 1998 to 1999. However, the rental figures for these 4+-
bedroom units were based upon data from only 2 units during each of the
survey years.
16
Graph 6. provides a comparison of 1996, 1997, 1998, and 1999 median
rents by unit size for multiple unit properties located in the downtown
section of the city. The numbers in parentheses indicate the number of
apartments of the total number of apartments surveyed that the rent
figures are based upon.
1996-1999 Median Rents by Unit Type
for the Downtown Section of the City
Graph 6
190
Efficiency
One Bedroom
Two Bedroom
Three Bedroom
Four + Bedroom
$100 $200 $300 $400
01999
01998
.1997
1<11996
$638 (6/6)
$425 (4/4)
$513 (2/2) .
$575 (1/1)
$500
$600
$700
As indicated, the 1999 median rent for efficiencies decreased 28% ($751
from the 1998 median rent figure of $265. Median rents for 1-bedroom
apartments in downtown Dubuque decreased 2% ($5) and remained the same
for 2-bedroom units between 1998 - 1999. The median rent increased 19%
1$75) for 3-bedroom units and 50% ($2131 for 4+-bedroom units located
in downtown multiple unit properties. However, the rent figures for
the 4+-bedroom units are based upon information from 4 units in 1998
and 6 units in 1999. Thus, while the rents for smaller apartment units
in downtown multiple unit properties have decreased or stayed the same,
the rents for larger units have increased significantly.
Occupancy Rates for Rental Properties Surveyed
The final section of the survey asked respondents to provide
information on occupancy rates for the various types of rental
properties. Respondents were asked to indicate the number of rental
units occupied on September 10, 1999 for each of the properties
included in the survey. The overall occupancy rate for the survey
group was 87,. Data from the 679 properties surveyed indicated that
2,044 of the 2,356 rental units surveyed were occupied on September 10,
1998.
Single family units had an occupancy rate of 91,. Respondents
indicated that 158 of 174 single family dwellings included in the
survey were occupied on September 10, 1999.
17
The occupancy rate for duplex units was 90%. Respondents indicated
that 369 of 409 eligible duplex units included in the study were
occupied on September 10, 1999.
Table 11. provides a distribution of occupancy rates for single family
dwellings and duplexes for each region of the city. The "N" in
parentheses indicates the number of rental units that the percentage
figure is based upon out of the total number of units included in the
survey.
Table 11. Occupancy Rates for Single Family Dwellings
and Duplexes by Region of the City
Region
1. South
2. West
3. North
4. Downtown
5. Overall
Single Family Dwellings
71% IN= 10/ 14)
98% (N= 48/ 49)
92% IN= 48/ 521
88% IN= 52/ 59)
91% (N=158/l74)
Duplexes
100% IN= 16/ 16)
100% (N= 71/ 711
93% (N=138/148)
83% (N=144/1741
90% IN=369/4091
As indicated in the above table, single family dwelling occupancy rates
for the southern areas of Dubuque are notably lower (20%) than the
overall occupancy level for single family dwellings. However, the
occupancy rate for the south side of town is based upon data from 10
out of 14 dwellings. The occupancy rate for downtown Dubuque is also
lower than the overall rate, but only by 3%. The occupancy rate for
the northern area of the city is slightly above the overall occupan¿y
level for single family dwellings and the occupancy rate for the west
side of the city is notably higher than the overall occupancy rate for
single family dwellings.
Graph 7. provides a comparison of 1996, 1997, and 1998 occupancy rates
for single family dwellings by section of the city. The "N" in
parentheses indicates the number of units that the occupancy rates are
based upon.
1996-1999 Occupancy Rates for Single Family Dwellings
by Region of the City
01999
01998
.1997
ID1996
Graph 7
West
7H
South
860 (N=12)
1000 (11---14)
900 (N=lO)
980 (11---'8)
m m~1~\
97% (11---39)
920 (N='8)
m \~~~\
95> (N=")
North
Downtown
B80 (N=52)
B60 (N='2)
B7% (N=53)
93> (N=29)
<if>
0
<if>
0
...
<if>
0
'"
<if>
0
'"
<if>
0
...
<if>
0
'"
<if>
0
'"
<if>
0
t'-
<if>
0
to
<if>
0
'"
<if>
0
0
...
18
As indicated, the 1999 occupancy rates for single family dwellings,
compared to the 1998 occupancy rates, declined by 1% in the northern
part of town and 15% in the southern area. Meanwhile, occupancy rates
remained the same on the west side and increased by 2% in the downtown
area. Overall, the occupancy rates for single family dwellings have
been fairly consistent in the downtown area for the past 3 years and in
the northern and western sections of the city for the past 2 years.
Occupancy rates for single family dwellings on the south side of town
show the most erratic pattern, probably as a result of the small number
of properties surveyed.
In terms of duplexes, the downtown area of Dubuque has an occupancy
rate that is lower than the overall figure of 90%. The other 3 areas
of the city have duplex occupancy rates ranging from 93% - 100%. The
lower occupancy rates for single family dwellings in the southern and
downtown sections of the city and for duplexes in the downtown area of
Dubuque may well be a reflection of the condition of these types of
housing or the desirability of living in this part of town or a
combination of both of these variables.
Graph 8. provides a comparison of 1996, 1997, 1998, and 1999 occupancy
rates for duplex units by section of the city. The "N" in parentheses
indicates the number of units that the occupancy rates are based upon.
1996-1999 Occupancy Rates for Duplex Units
by Region of the City
01999
0 1998
.1997
131996
Graph 8
West
North
100' (N~16)
100. (N~lB)
90. (N~21)
9S. (N~20)
100. (N~71)
99' (N~BO)
97% (N~97)
97% (N=76)
93' (N=13B)
B7% (N=137)
B4. (N=164)
95. (N=164)
B3. (N~144)
B5. (N~152)
B5. (N~19B)
B6. (N=19B)
South
Downtown
""
0
""
0
....
""
0
'"
""
0
'"
""
0
...
""
0
'"
""
0
'"
""
0
....
""
0
0>
""
0
01
""
0
0
....
As indicated, with the exception of duplex units located in the
downtown area, the 1999 occupancy rates were equal to or higher than
the 1998 occupancy rates. The occupancy rate for the south side of
town remained at 100%, the west side increased by only 1%, the north
end increased by 6%, and the downtown area declined by 2%. Duplex
occupancy rates on the west side have consistently increased from 9n
to 100'% during the past 4 years while consistently declining downtown
from 86% to 83% during the same time period. North end duplex
occupancy rates have consistently increased during the past 3 years
while remaining somewhat erratic on the south side of the city.
19
The overall occupancy rate for rental units located in multiple unit
properties was 86%. Respondents indicated that 1,516 of the 1,773
apartments included in the study were occupied on September 10, 1999.
The occupancy rate for efficiency units located in multiple unit
properties was 64%. Respondents indicated that 146 of the 229
efficiency apartments included in the study were occupied on September
10, 1999.
The occupancy rate for I-bedroom apartments was 87%. Respondents
indicated that 602 of the 693 I-bedroom apartments included in the
study were occupied on September 10, 1999.
The occupancy rate for 2-bedroom apartments was 90%. Respondents
indicated that 645 of the 719 2-bedroom apartments included in the
study were occupied on September 10, 1999.
The occupancy rate for 3-bedroom apartments was 93%. Respondents
indicated that 102 of the 110 3-bedroom apartments included in the
study were occupied on September 10, 1999.
The occupancy rate for 4+-bedroom apartments was 95%. Respondents
indicated that 21 of the 22 4+-bedroom apartments included in the study
were occupied on September 10, 1999.
Table 12. provides a distribution by region of occupancy rates for.
various sizes of apartments located in multiple unit properties. The
letter "N" represents the number of units that the percentage figures
are based upon out of the total number of units included in the survey.
Table 12. Occupancy Rates by Unit Type and Region
for 1,773 Units Located in Multiple Unit Properties
Reqlon
1. South
2. West
3. North
4. Oowntown
5. Overall
Efficiency I-bedroom 2-bedroom 3-bedroom 4+-bedroom
90% (No 91 10 ( 90% (No 71/ 791 100% (N- 1/ 11
62% (No 90./1451 89% (N0281/3161 92% (N0335/3651 96% (No 49/ 511 100% [Nol0/101
50% [No 11 87% (No 33/ 381 8"' (No 94/1111 100% (No 10/ 101 100% (No 61 61
67% (No 55/ 821 85%(N02-9/3291 88%(No"5/1641 88% (No 42/ 481 83% (No 51 61
64% INo146/2291 87% (N060Z/6931 90%(N0645/7l91 93%(Nol02/110( 95%(No21/221
As indicated above, 1- and 2-bedroom units make up 80% of the rental
uni ts surveyed in multiple unit properties. While the overall
occupancy rate for efficiency apartments was 64%, the overall occupancy
rates for the remaining sizes of apartments ranged from 87% - 95%.
With few exceptions, all types of units located in the western part of
the city have higher occupancy rates than other areas. One exception
is the 67% occupancy rate for downtown efficiencies and another is the
90% occupancy rate for south side I-bedroom units. The remaining
exceptions are the 100% occupancy rates for 11 3-bedroom apartments in
the southern and northern sections of the city. While the downtown
area has the highest occupancy rate for efficiency apartments and the
second lowest occupancy rate for 2-bedroom apartments, this section of
the city has the lowest occupancy rates for 1-, 3-, and 4+-bedroom
uni ts. Similar to downtown occupancy rates for single family dwellings
and duplexes, the generally lower occupancy rates for 1-, 2-, 3-, and
4-bedroom apartments may be a reflection of the condition of the
housing in this section of town or the desirability of living in the
downtown area or a combination of both of these variables.
20
Graph 9. provides a comparison of 1996, 1997, 1998, and 1999 occupancy
rates by unit type for multiple unit properties located in the south
section of the city. The "N" in parentheses indicates the number of
units that the occupancy rates are based upon.
1996-1999 Occupancy Rates by Unit Type
for the South Section of the City
01999
01998
.1997
m1996
Graph 9
Efficiency
Two Bedroom
90% (N=9)
100% (N=ll)
86% (N=175)
100% (N=67)
90% (N=71)
86% (N=59)
81% (N=259)
97% (N=159)
100% (N=l)
100% (N=2)
One Bedroom
Three Bedroom
Four + Bedroom
100% (N=l)
0 a >
0 Data -
'" '" '"
0 0 0
.... N
'"
0
""
'"
0
..
'"
0
"'
'"
0
\D
'"
0
r-
'"
0
'"
'"
0
'"
'"
0
0
....
As indicated, occupancy data was available for only 1 3-bedroom unit on
the south side of the city. The occupancy rate declined 10% for
l-bedroom units while increasing 4% for 2-bedroom units from 1998 -
1999. However, the number of l-bedroom units surveyed was rather small
for both 1998 and 1999.
~
21
Graph 10. provides a comparison of 1996, 1997, 1998, and 1999 occupancy
rates by unit type for multiple unit properties located in the west
section of the city. The "N" in parentheses indicates the number of
units that the occupancy rates are based upon.
1996-1999 Occupancy Rates by Unit Type
for the West Section of the City
01999
01998
.1997
E!l1996
Graph 10
... ...90
0 Data
900 ("'64)
1000 (N=42)
890 (N=281)
900 (>1=172)
93% (N=175)
940 (>1=67)
9.. (>1=335)
880 (N=246)
900 (N=259)
97% ("'"59)
960 (N=49)
91% (>1=43)
1000 ("'5)
Efficiency
Two Bedroom
1000 (>1=10)
1000 (N=l)
1000 (N=l)'
One Bedroom
Three Bedroom
Four + Bedroom
dP
0
dP
0
.-<
dP
0
'"
dP
0
'"
dP
0
..
dP
0
"'
dP
0
to
dP
0
r-
dP
0
CXJ
dP
0
( \
dP
0
0
.-<
As indicated, the efficiency unit occupancy rate declined rather
dramatically from 90% to 62% between 1998 and 1999. The occupancy rate
for I-bedroom units declined by only 1% between 1998 and 1999 and 5%
from 1996 and 1999. Conversely, the occupancy rate increased 4% for 2-
bedroom units and 5% for 3-bedroom units from 1998 to 1999. The 100%
occupancy rate for 4+-bedroom units is probably a reflection of only
surveying 10 of these units on the west side of the city.
22
Graph 11. provides a comparison of 1996, 1997, 1998, and 1999 occupancy
rates by unit type for multiple unit properties located in the north
section of the city. The "N" in parentheses indicates the number of
units that the occupancy rates are based upon.
1996-1999 Occupancy Rates by Unit Type
for the North Section of the City
0 1999
0 1998
. 1997
01996
Graph 11
Efficiency
50% >1=1) 67% (>1=2)
Two Bedroom
86% (N-6)
87% (N-33)
85% (N-50)
86% (N=42)
95% (N=62)
85% (N=94)
93% (N-55)
94% (N=116)
91% (N-43)
100% (N=lO)
100% (N-8)
82% (N=l1)
100% IN-6)
100% (N=2)
80% (N=5)
0 Data
One Bedroom
Three Bedroom
,.II."
=;:7,= ~'C::::,;C::;: ;;::==;-==~':ë:::=:::==
Four + Bedroom
0 Data
dP
0
dP
0
,.;
dP
0
N
dP
0
'"
dP
0
...
dP
0
"'
dP
0
'"
dP
0
r-
dP
0
(X)
dP
0
0\
dP
0
0
,.;
As indicated, the efficiency unit occupancy rate declined significantly
from 67% in 1998 to 50% in 1999. However, the 1999 occupancy figure is
based upon data from only 1 unit and the 1998 figure is based upon data
from only 2 units. The occupancy rate increased 2% for both 1-bedroom
units on the north side of town from 1998 - 1999 and decreased 8% for
2-bedroom units during the same time period. While the occupancy rates
for 3- and 4-bedroom units remained at 100% from 1998 to 1999, they are
based upon small numbers of surveyed units. Overall, 1-bedroom units
on the north end of town have experienced stability in occupancy rates
from 1997 - 1999 while 2-bedroom units have experienced a consistent
decline from 94% to 85% in occupancy rates during the same time period.
23
Graph 12. provides a comparison of 1996, 1997, 1998, and 1999 occupancy
rates by unit type for multiple unit properties located in the downtown
section of the city. The "N" in parentheses indicates the number of
units that the occupancy rates are based upon.
1996-1999 Occupancy Rates by Unit Type
for the Downtown Section of the City
0 1999
01998
.1997
1:11996
Graph 12
0 Data
." H=55)
73% (11=24)
Efficiency
85% (N=4.)
Two Bedroom
85% (N=279)
84% (N=233)
84% (N=280)
89% (N=300)
88% (N=145)
83% (N=140)
82% (N=155)
89% (N=19.)
88% (N=42)
72% (N=18)
88% (N=33)
83% (N=5)
One Bedroom
Three Bedroom
Four + Bedroom
100% (N=2)
100% (N=l)
""
0
""
0
...
""
0
N
""
0
..,
""
0
..
""
0
'"
""
0
'"
""
0
r-
""
0
CD
""
0
0\
""
0
0
...
As indicated, the efficiency unit occupancy rate notably declined from
85% in 1998 to 67% in 1998. The occupancy rates for downtown 1-bedroom
units have remained stable from 1997 - 1999 and have consistently
increased from 82% to 88% for 2-bedroom units during the same time
period. While the 1998 - 1999 occupancy rates increased 16% for 3-
bedroom units and 8% for 4+-bedroom units, the number of 3-bedroom
units surveyed in 1998 was relatively small (18) and the number of 4+-
bedroom units surveyed was very small in 1998 (3) and 1999 (5).
Summary Points
A number of summary points can be drawn from the data presented in this
report:
1.
The largest concentration of residential rental property in the
City of Dubuque is located in the northern and downtown areas of
the city, especially duplexes. Multiple unit properties are also
concentrated in the downtown area and the north end has more single
family dwellings for rent than any other area of the city. The
west end of Dubuque has more duplex rental units than single family
rental dwellings or multiple unit properties. Relatively few
rental properties are located in the southern part of the city.
2.
Among the properties sampled, the vast majority of duplexes and
multiple unit properties had 1- and 2-bedroom units while the vast
majority of single family dwellings were 2- and 3-bedroom unlts.
24
3.
The median monthly rent for all single family dwellings was $453.
One-bedroom single family dwellings had a median rent of $250;
2-bedroom units had a median rent of $450; 3-bedroom units had a
median rent of $500; and 4+-bedroom units had a median rent of
$463.
4.
The 1999 median rents were higher than 1998 median rents for single
family dwellings in all areas of the city. The largest increases
in median rent were the 14 % increases for single family dwellings
on the west ($681 and south sides ($631 of the city. The lowest
increase in median rent for single family dwellings (2%) occurred
in the downtown area. While median rents for single family uni ts
in the downtown area have stabilized from 1997 - 1999, the median
rents for this type of property experienced notable increases on
other areas of the city.
5.
The median rent for all duplexes was $375.00. One-bedroom duplex
units had a median rent of $300; 2-bedroom units had a median rent
of $375; 3-bedroom units had a median rent of $450; and 4+-bedroom
units had a median rent of $438.
6.
The 1999 median duplex rent remained unchanged from the 1997 and
1998 median rent of $400 in the western part of the city. The
median rents for duplexes in the northern section of town increased
at a rate of 3% ($10) per year from 1996 - 1999. Yet, after
relati vely stable median duplex rents in the southern and downi!own
areas during recent years, between 1998 and 1999, the median duplex
rent increased 13% ($50) on the south side of town and 23% ($751 in
the downtown area.
7.
The median monthly rent for efficiency apartments was $290;
l-bedroom apartments in multiple unit properties had a median rent
of $350; 2-bedroom units had a median rent of $410; 3-bedroom units
had a median rent of $475; and 4-bedroom units had a median rent
of $625.
8.
The 1999 median rent for one-bedroom apartments located in the
southern part of the city increased 29% ($106) from the 1998 median
rent for one-bedroom apartments while the 1999 median rent for two-
bedroom units increased 3% ($221 from the 1998 median rent figure.
The dramatic increase in median rent for l-bedroom units is the
result of having 1999 data for only 8 l-bedroom units - 4 with
rents of $350 and the other 4 with rents of $592.
9,
The 1999 median rent for efficiencies located on the west side
decreased 11% ($371 from the 1998 median rent figure of $330.
However, the 1998 efficiency rental figure is based upon data from
only 4 of 71 possible units. The 1999 median rent increased 21%
($ 7 0 1 from the 1998 median rent for one-bedroom units but decreased
3% ($131 to the rent levels of 1996 and 1997 for 2-bedroom units
located on the west side of the city. Thus, rents for multiple
property 2-bedroom units on the west side of town have been quite
stable from 1996 - 1999. While the median rent for west end
3-bedroom units declined by 14% ($701, the number of units surveyed
only increased from 6 to 10 between 1998 and 1999.
25
10. The 1999 median rent for efficiencies on the north side of the city
decreased 10% 1$25) from the 1998 median rent figure of $250.
However, the 1999 efficiency rental figure is based upon data from
only 2 units and the 1998 figure is based upon data from only 3
efficiency units. From 1998 to 1999, the median rents for 1- and
2-bedroom units in the northern section of Dubuque increased by 14<
1$35) and 23% 1$75) respectively. The median rent recorded for
3-bedroom units stayed the same 1$425) from 1998 - 1999 indicating
a tendency toward stability for this type of unit on the north end
of town. The median rent for 4+-bedroom units increased 22% 1$105)
from 1998 to 1999. However, the rental figures for these
4+-bedroom units were based upon data from only 2 units during each
of the survey years. While the rent has declined for efficiencies
and stabilized for 3-bedroom units, it has increased for 1-, 2-,
and 4+-bedroom units from 1997 to 1999.
11. The 1999 median rent for efficiencies located in the downtown area
1$190) decreased 28% ($75) from the 1998 median rent figure of
$265. The median rents for I-bedroom apartments in downtown
Dubuque decreased 2% ($5) and remained the same for 2-bedroom units
between 1998 and 1999. The median rent increased 19% 1$75) fOI
3-bedroom units and 50% ($213) for 4+-bedroom units located in
downtown multiple unit properties. However, the rent figures for
the 4+-bedroom units were based upon information from 4 units in
1998 and 6 units in 1999. Thus, while the rents for smaller
apartment units in downtown multiple unit properties have
decreased or stayed the same, the rents for larger units have
increased significantly.
12. The overall occupancy rate for the sample studied was 87%. Single
family dwellings had an occupancy rate of 9H while 90% of duplexes
and 86% of apartments in multiple unit properties were occupied on
September 10, 1999. The highest occupancy rates for single family
dwellings were found on the west 198%) and north (92%) sides of the
city while the lowest occupancy rates for single family dwellings
were found in the southern (7H) and downtown (88%) areas. The
highest occupancy rates for duplexes were found in the west 1100%)
and south 1100%) sections of the city. Similar to the occupancy
rates for single family dwellings, the lowest duplex occupancy rate
(83%) was in the downtown area.
13. The 1999 occupancy rates for single family dwellings, compared to
the 1998 occupancy rates, declined by H in the northern part of
town and 15% in the southern area. Meanwhile, Occupancy rates
remained the same on the west side and increased by 2% in the
downtown area. Overall, the occupancy rates for single family
dwellings have been fairly consistent in the downtown area for the
past 3 years and in the northern and western section of the city
for the past 2 years. Occupancy rates for single family dwellings
on the south side of town show the most erratic pattern, probably
as a result of the small number of properties surveyed.
,. .
26
14. The 1999 occupancy rates for duplexes, compared to 1998 occupancy
rates, increased 6t (from 87% to 93,) on the north end of town, 1t
(from 99% to 100% I on the west end, remained stable at lOOt on the
south side, and declined 2% (from 85t to 83%) in the downtown area.
Duplex occupancy rates have consistently increased on the west side
from 97% to 100~ during the past 4 years while consistently
declining downtown from 86% to 83% during the same time period.
While duplex occupancy rates on the south side have been somewhat
erratic during the past 4 years, north end duplex occupancy rates
have consistently increased during the past 3 years.
15. The overall occupancy rate for rental units located in multiple
unit properties was 86%. The occupancy rate for efficiency units
located in multiple unit properties was 64t. The occupancy rate
for 1-bedroom apartments was 8n. The occupancy rate for 2-bedroom
apartments was 90~. The occupancy rate for 3-bedroom apartments
was 93%. The occupancy rate for 4+-bedroom apartments was 95%.
Respondents indicated that 21 of the 22 4 +-bedroom apartments
included in the study were occupied on September 10, 1999.
16. While the overall occupancy rate for efficiency apartments was 64t,
the overall occupancy rates for the remaining sizes of apartment
units in multiple unit properties ranged from 87% - 95%. With few
exceptions, all types of units located in the western part of the
city had higher occupancy rates than other areas. One exception is
the 67% occupancy rate for downtown efficiencies and another i~ the
90% occupancy rate for south side 1-bedroom apartments. The
remaining exceptions are 100% occupancy rates for 11 3-bedroom
apartments in the southern and northern sections of the city. The
downtown area had the lowest occupancy rates for 1-, 3-, and
4+-bedroom units and the second lowest occupancy rates for
2-bedroom apartments. Similar to downtown occupancy rates for
single family dwellings and duplexes, the generally lower occupancy
rates for 1-, 2-, 3-, and 4-bedroom apartments may be a reflection
of the condition of the housing in this section of town or the
desirability of living in the downtown area or a combination of
both of these variables.
All 4+-bedroom apartments in the western and northern sections of
Dubuque were occupied on September 10, 1999. This is probably a
reflection of the small number of these units (16) in the study.
17. Occupancy data was available for only 1 3-bedroom unit and 9
1-bedroom apartments on the south side of the city. The
occupancy rate declined 10% (from 100% to 90%) for 1-bedroom units
while increasing 4% (from 86% to 90%) for 2-bedroom units from
1998 - 1999. The occupancy rates for i-bedroom apartments on the
south side have steadily increased from 81% in 1997 to 90% in
1999, though the number of units surveyed has declined from 259
to 71 during the same time period.
The west side efficiency unit occupancy rate declined rather
dramatically from 90~ to 62~ between 1998 and 1999. The occupancy
rate for 1-bedroom units located on the west side of Dubuque
declined consistently, from 1996 - 1999 (94% - 89%) while the
Occupancy rate for two-bedroom units experienced a similar size
. " .
27
decline (5%) from 97% to 92% during the same time period. Yet, the
occupancy rate increased 4% for 2-bedroom units and 5' for
3-bedroom apartments from 1998 to 1999. The 100% occupancy rate
for 4+-bedroom units is probably a reflection of only surveying 10
of these units on the west side of the city.
The north side efficiency unit occupancy rate declined from 67% in
1998 to 50% in 1999. However, this 1999 occupancy figure is based
upon data from only 1 unit and the 1998 figure is based upon data
from only 2 units. Occupancy rates increased 2% for both 1- and 2-
bedroom units on the north side of town from 1998 - 1999 and
decreased 8% for 2-bedroom units during the same time period.
While the occupancy rates for 3- and 4-bedroom units remained at
100% from 1998 to 1999, they are based upon small numbers of
surveyed units. Overall, I-bedroom units on the north end of town
have experienced stability in occupancy rates from 1997 - 1999
while 2-bedroom units have experienced a consistent decline from
94% to 85% in occupancy rates during the same time period.
The downtown efficiency unit occupancy rate decreased from 85% in
1998 to 67% in 1999. The occupancy rates for downtown I-bedroom
units have remained stable from 1997 - 1999 and have consistently
increased from 82% to 88% for 2-bedroom units during the same time
period. While the 1998 - 1999 occupancy rates increased 16% for 3-
bedroom units and 8% for 4+-bedroom, the number of 3-bedroom units
surveyed in 1998 was relatively small (18) and the number of
4+-bedroom units surveyed was very small in 1998 (3) and 1999 (5).
Conclusions
1.
Mail survey data, added to the information obtained by means of
telephone interviews, continues to enhance the annual report of
residential rental properties in the city of Dubuque. The 1999
population of market rental properties increased to 2,181 from the
1998 total population of 2,130 properties. In addition, the number
of properties included in the 1999 report (679) was 44 more than
the number of properties included in the 1998 report (635). This
is the result of a higher response rate for the mail survey in 1999
(46%) compared to 1998 (32%). Thus, the 515 telephone surveys were
supplemented with information about 164 properties in 1999 compared
to 134 properties in 1998. When pJ;operties included in the mail
survey are added to those in the phone survey, the makeup of the
total survey group is quite similar to the makeup of the phone
survey sample. The percentages for each category of housing type
in each area of the city of the total survey group does not vary
more than 2: 5% from the distribution in the phone survey sample
(which is representative of the total phone survey population).
The mail survey data still represents a significant segment of the
local residential rental market and provides information on rental
units that were not selected into the random sample of properties
surveyed by means of telephone interviews. Thus, the 1999
residential rental property report contains a comprehensive
assessment of the current market situation and provides comparative
data for findings from the 1996, 1997, and 1998 reports.
. " .
..
28
2.
The 1999 median rents were higher than the 1998 median rents for
single family dwellings in all areas of the city. The largest
increases in median rent were the 14% increases for single family
dwellings on the west ($68) and south ($63) sides of the city.
The smallest increase in median rent for single family dwellings
(2%) occurred in the downtown area. While median rents for single
family units in the downtown area have stabilized from 1997 to
1999, the median rents for this type of property experienced
notable increases in other areas of the city. This coincides with
a stable 86, - 88% occupancy rate for single family dwellings in
the downtown area of the city from 1997 to 1999 and a 15% decline
in occupancy rates for single family dwellings on the south side of
town between 1998 - 1999. During this same time period, occupancy
rates for single family dwellings remained unchanged at 98% on the
west end of town and dropped from 93% to 92% on the north side of
town.
3.
The 1999 median duplex rent remained unchanged from the 1997 and
1998 median rent of $400 in the western part of the city. In
addition, the median rents for duplexes in the northern section of
town increased at a rate of 3% ($10) per year from 1996 to 1999.
Yet, after relatively stable median duplex rents in the southern
and downtown areas during recent years, between 1998 and 1999, the
median duplex rent increased 13% ($50) on the south side of town
and 23% ($75) in the downtown area. At the same time, duplex
occupancy rates remained at 100% in the southern part of town I¡ut
declined by 2% in the downtown area while increasing by 6% on the
north end and 1% on the west side. While duplex occupancy rates
remained somewhat erratic on the south side over the past 4 years,
they have consistently increased (97% - 100%) on the west side
while continuing to decline (86% - 83%) in the downtown area.
Occupancy rates have also steadily increased on the north side of
the city for the past 3 years.
4.
The median rents for larger apartments were generally more than the
median rents for smaller apartments. Forty-one percent of multiple
property units were I-bedroom units and another 41% were 2-bedroom
units. Excluding consideration of only 8 4+-bedroom units, the
largest percentage increase in median rent, according to apartment
size, was a 21% increase in median rent for I-bedroom apartments
($350) compared to efficiency apartments ($290). The median rent
increased 17% ($350 to $410) between 1- and 2-bedroom units and 16%
($410 to $475) between 2- and 3-bedroom units.
5.
From 1998 to 1999, the median rent for efficiency apartments
decreased 11% ($37) on the west side of town, 10% ($25) on the
north end, and 28% ($75) in the downtown area. No efficiency
apartment rental information was provided for the southern section
of Dubuque.
From 1998 to 1999, the median rent for I-bedroom apartments
increased 29% ($106) on the south side of the city, 21% {S70} on
the west side of town, and 14% ($35) on the north end, but
decreased 2% ($501 in the downtown area.
. ., ..
,
29
From 1998 to 1999, the median rent for 2-bedroom apartments
increased 3% ($22) on the south side of town, 23% ($75) on the
north end, and remained the same in the downtown area. The median
rent for this type of multiple property unit decreased 3% (13) on
the west side of the city. Thus, rents for multiple property
2-bedroom units on the west side of town have been quite stable
from 1996 - 1999.
From 1998 to 1999, the median rent for 3-bedroom apartments
decreased 14% ($70) on the west end while increasing 19% ($75) in
the downtown area and remaining unchanged at $425 on the north side
of the city. No rental information for 3-bedroom units was
provided for the south side of town.
From 1998 to 1999, the median rent for 4+-bedroom units increase.d
22% ($105) on the north side of town and 50% ($213) in downtown
mul tiple unit properties. No rental information for 4+-bedroom
uni ts was provided for the south or west areas of Dubuque.
On the north side of the city, rents for efficiencies have declined
and stabilized for 3-bedroom units but increased for 1-, 2-, and
4+-bedroom units from 1997 to 1999. In the downtown area, the
rents for smaller apartments in multiple unit properties have
decreased or stayed the same and the rents for larger units have
increased significantly.
6.
From 1998 to 1999, the occupancy rate for efficiency apartments
declined 28% (90% to 62%) on the west side, 17% (67% to 50%) on the
north end, and 18% (85% to 67%) in the downtown area. No occupancy
information for efficiencies on the south side of the city was
provided.
From 1998 to 1999, the occupancy rate for I-bedroom apartments
declined 10% (100% to 90%) on the south side of town and 1% (from
90% to 89%) on the west side while increasing 2% (85% to 87%) on
the north end and 1% downtown (84% to 85%). The occupancy rates
for I-bedroom apartments on the south side have steadily increased
from 81% in 1997 to 90% in 1999 while, on the west side of town,
declining consistently from 94% to 89% during 1996 to 1999.
Occupancy rates for I-bedroom apartments on the north end of the
ci ty and downtown have experienced stability from 1997 to 1999.
From 1998 to 1999, the occupancy rate for 2-bedroom apartments
increased 4% on both the south (86% to 90%) and west (88% to 92%)
sides of the city and 5% (83% to 88%) in the downtown region. This
occupancy rate declined by 8% (93% to 85%) on the north end of
town. The occupancy rate for 2-bedroom apartments declined
consistently during 1996 to 1999 from 97% to 92% on the west side
and from 94 % to 85% on the north end of the city. At the same
time, the occupancy rate for 2-bedroom apartments in the downtown
area increased from 82% to 88% from 1997 to 1999.
From 1998 to 1999, the occupancy rate for 3-bedroom apartments
increased 5% (91% to 96%) on the west side of the city and 16% in
the downtown area (72% to 88%) while remaining at 100% on the north
and south sides of town.