1239 9th Ave · Clinton, IA 52732

$64,700

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 5 Days on market

Built 1953 6,534 sqft lot $90/sqft · 17% below area Est $78k · 17% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Due to near-by creek, flood ins. is nec...Great starter home or 1 fam. rental for investors, fresh paint, newer carp. Dog K. does not remain,all appli. AS IS Listing subj. to sellers getting home of choice, cute...clean!

Key facts

• Private deck
• Heated garage
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• BUILT-IN BENCH SEATING
• SPACIOUS LAUNDRY ROOM
• PRIVATE DECK
• FENCED-IN YARD
• HEATED GARAGE

Property features AI

Finance

• Other: Fee simple ownership; Not currently leased; Built before 1978
• HOA & community: No required master association fee; Community features include curbs and paved streets

Exterior

• Parking: Detached garage (garage owned); Concrete parking surfaces; One garage/one total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story; Flood zone
• Construction: Built approximately 71–80 years ago; Vinyl siding; Asphalt roof; Block and concrete perimeter foundation
• Exterior features: Deck; Fenced yard with wood fencing; Level lot

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: One bedroom (main level); Additional labeled rooms: Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Wood laminate flooring in kitchen, living room, and master bedroom; Vinyl flooring in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Three total rooms; Kitchen/Dining combo
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $65k).
• Cap rate 11.8% vs local median 6.7% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#222 in IA, #4,192 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D, employment D.
• Clinton Community School District (town): math 52% / reading 56% proficiency, ranked #273 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 246 active listings in the ZIP; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $447 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,700

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $78,004
• List price: $64,700
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 9th Ave	0.00mi	1/1.0 (-1)	720 (0%)	1mo	$64,700	$90	94
816 Lincoln Blvd	0.29mi	2/1.0	720 (0%)	1mo	$71,000	$99	85
1216 9th Ave S	0.05mi	2/1.0	804 (+12%)	4mo	$50,000	$62	75
1324 Grandview Dr	0.37mi	2/1.0	718 (-0%)	11mo	$89,700	$125	73
2100 West Ct	0.51mi	2/1.0	740 (+3%)	10mo	$30,000	$41	63
392 21st Pl	0.48mi	2/1.0	764 (+6%)	10mo	$50,000	$65	59
937 15th Ave S	0.57mi	2/1.0	741 (+3%)	12mo	$74,000	$100	58
1304 S 10th St	0.46mi	2/1.0	816 (+13%)	6mo	$92,500	$113	51
1035 14th Ave S	0.44mi	2/1.0	816 (+13%)	9mo	$105,000	$129	50
1331 15th Ave Unit South	0.46mi	2/1.0	616 (-14%)	7mo	$50,000	$81	49
2303 Dunham St	0.69mi	2/1.0	768 (+7%)	10mo	$117,500	$153	48
261 21st Pl	0.72mi	2/1.5	827 (+15%)	8mo	$146,900	$178	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $8,435
• Equity at exit: $9,647

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $31,734
• Equity at exit: $5,594

Cash invested: $18,116 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$339
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $297

Break-even live

Break-even rent $558

Max offer price $64,700

Occupancy floor 63%

Sensitivity live

Price	-10% $334	-5% $315	+0% $297	+5% $279	+10% $260
Rent	-10% $223	-5% $260	+0% $297	+5% $334	+10% $371
Rate	-1.0pp $329	-0.5pp $313	base $297	+0.5pp $280	+1.0pp $263

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,175
• Closing costs: $1,941
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 647-char remark
2. 2026-04-30
   listed $64,700 Active 647-char remark
3. 2000-10-03
   soldstatus $31,000 220-char remark

   Show marketing remark (220 chars)

   Due to near-by creek, flood ins. is nec...Great starter home or 1 fam. rental for investors, fresh paint, newer carp. Dog K. does not remain,all appli. AS IS Listing subj. to sellers getting home of choice, cute...clean!

4. 2000-08-28
   listed $33,500 220-char remark

   Show marketing remark (220 chars)

   Due to near-by creek, flood ins. is nec...Great starter home or 1 fam. rental for investors, fresh paint, newer carp. Dog K. does not remain,all appli. AS IS Listing subj. to sellers getting home of choice, cute...clean!

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

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $892 · $74/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$62/yr (+$5/mo · 6.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,202
• − Mortgage interest: −$3,624
• − Property taxes: −$892
• − Insurance: −$324
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,882
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $2,918/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clinton Community School District
• NCES district ID: 1907710
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $40,900
• Composite: 45.22/100
• National rank: #2666
• State rank: #273 of 289 in IA

Livability — Clinton

• Score: 75/100
• State rank: #222
• US rank: #4192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IA
• County: Clinton County · 25,880 people
• City population: 25,880
• Metro: Clinton, IA
• Population (ZIP): 25,880
• Household income: $61,105
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 889.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.23%
• Current HPI: 155.3426
• Rent YoY: —
• Metro: Clinton, IA
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+94.0% since first listed

6 events — show timeline

• 2026-06-02 Sold (Public Records) $65,000 Public Records
• 2026-05-28 Sold (MLS) $64,700 MRED as Distributed by MLS Grid
• 2026-05-05 Pending — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $64,700 MRED as Distributed by MLS Grid
• 2000-10-03 Sold (MLS) $31,000 RMLSA as Distributed by MLS Grid
• 2000-08-28 Listed $33,500 RMLSA as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $892 · +2.3% YoY. Source: county tax records.