103 S 6th St · Clinton, IA 52732

$15,000

3 bd · 1.5 ba · 1,326 sqft · Townhouse public records · 181 Days on market

Built 1900 1,320 sqft lot $11/sqft · 80% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Nice vinyl siding and roof. Eat-in kitchen plus dining room. Living room and large foyer on the main floor. Upstairs has 2 bedrooms, bath and a large walk-in closet.

Key facts

• 1,320 sq ft lot
• Built 1900
• Listed 180 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $15k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 67.6% 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.
• Zoned schools: Jefferson Elementary School (math 57% / reading 47%, grade C-, #494 of 616 statewide, top 83%, 343 students, 79% FRL); Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL).
• Market conditions: 247 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $18k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.34% ✓
• Cap rate: 67.59%
• Cash-on-cash: 218.93%
• DSCR: 10.74
• GRM: 1.1

CMA / ARV

• ARV (median comp): $66,828
• List price: $15,000
• Delta: -77.55%
• 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
531 1st Ave	0.08mi	3/1.0	1,256 (-5%)	10mo	$25,000	$20	78
525 4th Ave S	0.26mi	4/1.0 (+1)	1,329 (+0%)	8mo	$36,000	$27	74
566 1st Ave	0.04mi	3/1.0	1,466 (+11%)	12mo	$35,000	$24	68
508 5th Ave N	0.38mi	3/1.5	1,393 (+5%)	12mo	$92,000	$66	63
915 S 5th St	0.68mi	3/1.0	1,323 (-0%)	10mo	$43,000	$33	58
704 N 3rd St	0.63mi	3/2.0	1,279 (-4%)	7mo	$104,000	$81	56
834 4th Ave S	0.44mi	3/1.0	1,432 (+8%)	13mo	$125,000	$87	53
300 N 4th St	0.33mi	2/1.0 (-1)	1,187 (-10%)	11mo	$97,000	$82	51
512 10th Ave S	0.69mi	3/1.0	1,440 (+9%)	13mo	$106,000	$74	41
813 N 3rd St	0.75mi	2/1.5 (-1)	1,402 (+6%)	14mo	$119,900	$86	39
510 N 3rd St	0.52mi	4/1.5 (+1)	1,520 (+15%)	14mo	$95,000	$63	35
828 Park Pl	0.74mi	4/3.0 (+1)	1,520 (+15%)	8mo	$128,750	$85	24

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: —
• Equity multiple: 12.05×
• Total profit: $46,389
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 25.60×
• Total profit: $103,304
• Equity at exit: $1,297

Cash invested: $4,200 (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: 247
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $766

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $777	-5% $771	+0% $766	+5% $761	+10% $756
Rent	-10% $679	-5% $723	+0% $766	+5% $810	+10% $853
Rate	-1.0pp $774	-0.5pp $770	base $766	+0.5pp $762	+1.0pp $758

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	45d	1	0.12mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.74mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.75mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.75mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.76mi

Listing history 32 events

1. 2026-06-22
   days on market $15,000 Active 181 DOM
2. 2026-06-19
   days on market $15,000 Active 178 DOM
3. 2026-06-18
   days on market $15,000 Active 177 DOM
4. 2026-06-17
   days on market $15,000 Active 176 DOM
5. 2026-06-16
   days on market $15,000 Active 175 DOM
6. 2026-06-15
   days on market $15,000 Active 174 DOM
7. 2026-06-14
   days on market $15,000 Active 172 DOM
8. 2026-06-12
   days on market $15,000 Active 171 DOM
9. 2026-06-09
   days on market $15,000 Active 168 DOM
10. 2026-06-08
    days on market $15,000 Active 167 DOM
11. 2026-06-07
    days on market $15,000 Active 166 DOM
12. 2026-06-07
    days on market $15,000 Active 165 DOM
13. 2026-06-03
    days on market $15,000 Active 162 DOM
14. 2026-06-02
    days on market $15,000 Active 161 DOM
15. 2026-06-01
    days on market $15,000 Active 160 DOM
16. 2026-05-31
    days on market $15,000 Active 159 DOM
17. 2026-05-30
    days on market $15,000 Active 158 DOM
18. 2026-01-18
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-05
    historical
22. 2025-12-09
    status Active
23. 2025-12-09
    historical
24. 2025-12-02
    status Pending
25. 2025-11-10
    status Active
26. 2025-06-06
    price
27. 2024-06-03
    price
28. 2024-05-15
    listed Active
29. 2008-06-30
    soldstatus $34,000 165-char remark

    Show marketing remark (165 chars)

    Nice vinyl siding and roof. Eat-in kitchen plus dining room. Living room and large foyer on the main floor. Upstairs has 2 bedrooms, bath and a large walk-in closet.

30. 2008-06-30
    soldstatus $34,000 165-char remark

    Show marketing remark (165 chars)

    Nice vinyl siding and roof. Eat-in kitchen plus dining room. Living room and large foyer on the main floor. Upstairs has 2 bedrooms, bath and a large walk-in closet.

31. 2008-04-13
    listed $33,000 165-char remark

    Show marketing remark (165 chars)

    Nice vinyl siding and roof. Eat-in kitchen plus dining room. Living room and large foyer on the main floor. Upstairs has 2 bedrooms, bath and a large walk-in closet.

32. 2008-04-13
    listed $33,000 165-char remark

    Show marketing remark (165 chars)

    Nice vinyl siding and roof. Eat-in kitchen plus dining room. Living room and large foyer on the main floor. Upstairs has 2 bedrooms, bath and a large walk-in closet.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,214
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$436
• Taxable income: $9,523
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $6,910/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

+3.0% since first listed

15 events — show timeline

• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-02 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-10 Relisted — RMLSA as Distributed by MLS Grid
• 2025-06-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-05-15 Listed — RMLSA as Distributed by MLS Grid
• 2008-06-30 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2008-06-30 Sold (MLS) $34,000 MRED as Distributed by MLS Grid
• 2008-04-13 Listed $33,000 RMLSA as Distributed by MLS Grid
• 2008-04-13 Listed $33,000 MRED as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,173 · +53.9% YoY. Source: county tax records.