320 30th Ave N · Clinton, IA 52732

$94,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 179 Days on market

Built 1900 1.25 ac lot $79/sqft · 27% below area Est $130k · 27% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.5/10.0
• 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

Charming Home in Desirable Lyons District - Northend Location Discover the perfect blend of privacy and potential with this inviting 2-bedroom home, ideally situated in the highly sought-after Lyons district of the Northend. Nestled on approximately 1.25 acres (MOL) and tucked away among mature trees, this property offers peace, seclusion, and room to grow. The home features a spacious layout ready for your personal touch, offering a unique opportunity to make it truly your own. A large two-car garage provides ample storage and workspace, making it great for hobbyists or those needing extra room. PROPERTY BEING SOLD AS-IS Whether you're looking for a private retreat or a project to transfor

Key facts

• Private retreat
• 1.25 acres
• Mature trees

Tags

• 1.25 ACRES
• MATURE TREES
• LARGE TWO-CAR GARAGE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $656 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (median comp): $130,000
• List price: $94,900
• Delta: -27.00%
• 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
2927 Pershing Blvd	0.17mi	2/1.0 (-1)	1,250 (+4%)	1mo	$130,000	$104	80
2819 N 3rd St	0.15mi	2/2.0 (-1)	1,160 (-4%)	1mo	$144,900	$125	77
339 29th Ave N	0.15mi	3/1.0	1,096 (-9%)	3mo	$130,000	$119	76
3122 Roosevelt St	0.31mi	3/1.0	1,268 (+5%)	1mo	$135,000	$106	76
3022 Tower Rd	0.10mi	3/2.0	1,140 (-5%)	13mo	$94,000	$82	72
3012 Tower Rd	0.09mi	3/2.0	1,120 (-7%)	15mo	$144,000	$129	68
2621 N 3rd St	0.32mi	3/2.0	1,294 (+8%)	1mo	$174,000	$134	68
3123 N 2nd St	0.27mi	4/2.5 (+1)	1,152 (-4%)	11mo	$246,500	$214	60
106 34th Ave N	0.40mi	2/1.5 (-1)	1,112 (-8%)	8mo	$105,000	$94	55
1123 N 27th Ave	0.72mi	3/2.5	1,176 (-2%)	2mo	$240,000	$204	55
730 Schick Rd	0.43mi	3/3.0	1,274 (+6%)	13mo	$218,000	$171	51
3852 N 3rd St	0.69mi	3/2.0	1,282 (+6%)	8mo	$275,000	$215	47

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,025
• Equity at exit: $14,150

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $17,738
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $225

Break-even live

Break-even rent $904

Max offer price $94,900

Occupancy floor 76%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $94,900 Active 179 DOM
2. 2026-06-18
   days on market $94,900 Active 178 DOM
3. 2026-06-17
   days on market $94,900 Active 177 DOM
4. 2026-06-16
   days on market $94,900 Active 176 DOM
5. 2026-06-15
   days on market $94,900 Active 175 DOM
6. 2026-06-14
   days on market $94,900 Active 173 DOM
7. 2026-06-13
   price $94,900 Active 172 DOM
8. 2026-06-12
   days on market $99,900 Active 172 DOM
9. 2026-06-09
   days on market $99,900 Active 169 DOM
10. 2026-06-08
    days on market $99,900 Active 168 DOM
11. 2026-06-07
    days on market $99,900 Active 167 DOM
12. 2026-06-07
    days on market $99,900 Active 166 DOM
13. 2026-06-03
    days on market $99,900 Active 163 DOM
14. 2026-06-02
    days on market $99,900 Active 162 DOM
15. 2026-06-01
    days on market $99,900 Active 161 DOM
16. 2026-05-31
    days on market $99,900 Active 160 DOM
17. 2026-05-30
    days on market $99,900 Active 159 DOM
18. 2026-01-18
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-06
    historical
23. 2026-01-05
    status Active
24. 2026-01-05
    historical
25. 2025-11-18
    price
26. 2025-09-25
    listed Active
27. 2022-10-05
    historical
28. 2022-10-05
    historical
29. 2021-08-06
    historical

ⓘ 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: $2,126 · $177/mo
• Projected year-2 tax: $2,126 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 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: $14,261
• − Mortgage interest: −$5,316
• − Property taxes: −$2,126
• − Insurance: −$474
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,761
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,381/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

Property tax history

+0.6%/yr

Latest (2025): $2,126 · +1.4% YoY. Source: county tax records.