1043 14th Ave S Ave S · Clinton, IA 52732

$132,500

2 bd · 2.0 ba · 1,659 sqft · SingleFamily public records · 20 Days on market

Built 1950 8,276 sqft lot Est $114k · 16% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Character and charm describes this lovely ranch home. The master bedroom offers a full bath and large closet. The kitchen has been updated with new countertops and flooring. You will love the hardwood floors, the spacious family room in the back of the home and finished lower level - which offers a non-conforming bedroom and additional family room. Schedule your appointment today.

Key facts

• Newer flooring
• Hardwood floors
• 8,276 sq ft lot

Tags

• HARDWOOD FLOORS
• NEWER FLOORING
• ABUNDANT CLOSET SPACE
• WATERPROOFED BASEMENT
• FINISHED LIVING SPACE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $916 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,512 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $114,471
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Briarcliff Ln	0.15mi	2/1.5	1,756 (+6%)	0mo	$164,700	$94	81
259 16th Pl	0.26mi	3/2.0 (+1)	1,640 (-1%)	1mo	$88,000	$54	80
1214 S 12th St	0.18mi	2/2.0	1,592 (-4%)	6mo	$89,000	$56	80
1028 15th Ave S	0.05mi	2/1.5	1,586 (-4%)	18mo	$124,000	$78	74
2100 Center Ct	0.19mi	3/1.0 (+1)	1,600 (-4%)	12mo	$112,000	$70	66
742 7th Ave S	0.68mi	2/1.0	1,676 (+1%)	6mo	$85,000	$51	58
823 14th Ave S	0.30mi	3/2.0 (+1)	1,456 (-12%)	3mo	$100,000	$69	58
2362 Barker St	0.58mi	3/1.5 (+1)	1,600 (-4%)	3mo	$42,500	$27	58
2408 Chancy St	0.64mi	3/2.5 (+1)	1,554 (-6%)	0mo	$149,000	$96	52
704 9th Ave S	0.66mi	3/1.0 (+1)	1,740 (+5%)	5mo	$37,500	$22	48
413 Ruth Pl	0.69mi	3/1.5 (+1)	1,832 (+10%)	8mo	$130,000	$71	36

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,670
• Equity at exit: $19,756

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $4,633
• Equity at exit: $11,456

Cash invested: $37,100 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$695
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $169

Break-even live

Break-even rent $1,130

Max offer price $132,500

Occupancy floor 82%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.94mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.94mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.95mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.95mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	1.20mi

Listing history 22 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-29
   soldstatus $130,000
5. 2026-01-28
   soldstatus $130,000 Closed
6. 2026-01-28
   soldstatus $130,000 Closed
7. 2026-01-28
   soldstatus $130,000 Closed
8. 2026-01-28
   soldstatus $130,000 Closed
9. 2026-01-16
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-08
    status Active
13. 2026-01-06
    historical
14. 2026-01-05
    historical
15. 2026-01-02
    status Active
16. 2026-01-02
    historical
17. 2025-11-25
    price
18. 2025-11-10
    listed Active
19. 2021-05-03
    soldstatus $109,900 387-char remark

    Show marketing remark (387 chars)

    Character and charm describes this lovely ranch home. The master bedroom offers a full bath and large closet. The kitchen has been updated with new countertops and flooring. You will love the hardwood floors, the spacious family room in the back of the home and finished lower level - which offers a non-conforming bedroom and additional family room. Schedule your appointment today.

20. 2021-05-03
    soldstatus $109,900 387-char remark

    Show marketing remark (387 chars)

    Character and charm describes this lovely ranch home. The master bedroom offers a full bath and large closet. The kitchen has been updated with new countertops and flooring. You will love the hardwood floors, the spacious family room in the back of the home and finished lower level - which offers a non-conforming bedroom and additional family room. Schedule your appointment today.

21. 2021-03-22
    listed $109,900 387-char remark

    Show marketing remark (387 chars)

    Character and charm describes this lovely ranch home. The master bedroom offers a full bath and large closet. The kitchen has been updated with new countertops and flooring. You will love the hardwood floors, the spacious family room in the back of the home and finished lower level - which offers a non-conforming bedroom and additional family room. Schedule your appointment today.

22. 2021-03-22
    listed $109,900 387-char remark

    Show marketing remark (387 chars)

    Character and charm describes this lovely ranch home. The master bedroom offers a full bath and large closet. The kitchen has been updated with new countertops and flooring. You will love the hardwood floors, the spacious family room in the back of the home and finished lower level - which offers a non-conforming bedroom and additional family room. Schedule your appointment today.

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: +$183/yr (+$15/mo · 10.7%)

ⓘ 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: $16,137
• − Mortgage interest: −$7,422
• − Property taxes: −$1,714
• − Insurance: −$662
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,855
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,057/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

+18.3% since first listed

22 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-29 Sold (Public Records) $130,000 Public Records
• 2026-01-28 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-16 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Relisted — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-10 Listed — RMLSA as Distributed by MLS Grid
• 2021-05-03 Sold (MLS) $109,900 RMLSA as Distributed by MLS Grid
• 2021-05-03 Sold (MLS) $109,900 MRED as Distributed by MLS Grid
• 2021-03-22 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2021-03-22 Listed $109,900 MRED as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $1,714 · +1.8% YoY. Source: county tax records.