This has become challenging due to an increased interest in the historic district in Dubuque due to revitalization plans that include 18 million dollar investment into the historic downtown area. 

Your equity won't likely increase beyond the cost to build because there aren't a ton of ADU comps on the market yet. 

I guess my challenge right now is to define the strategy and balance all the factors, such as job and population growth (value increase), cashflow (demand & supply market, interest rate, property tax, maintenance cost), and risk control (insurance etc). 

Areas close to BlueOval City will likely see an increase in housing development, including single-family homes, apartments, and short-term rental properties for contractors and temporary workers.

Do you believe home prices will increase?

I would at least recommend you have them shop a policy for you.One thing we did note is that with hail damage to roofs, they seem to be decreasing coverage/increasing deductibles on that if ever needed.

Airbnb has some new listing discounts which increases your visibility, did you see that?

By adding the 3rd bedrooms, we were confident that it would increase rents and our valuation considerably.

You'll figure out a good price for yours, but be sure to check the market every month or so, and track whether it is increasing, stabilizing, or decreasing.

So I dont counter with a % I Counter with a dollar amount and the buyer see's exactly how much that is and when on my homes that are 750k and 2% is 15k I counter at 10k flat fee.. agents get it start to howl but the buyers are like whats the issue your making 10k thats great money :)  Interesting development in Oregon to increase buyer agent commission visibility.