1118 N 13th St · Clinton, IA 52732

$145,000

4 bd · 2.5 ba · 1,803 sqft · SingleFamily public records · 55 Days on market

Built 1964 10,454 sqft lot $80/sqft · 16% below area Est $172k · 16% under

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +14.6/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• 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

Check out the awesome details for this spacious home, which offers four generously sized bedrooms conveniently located on the main floor. Plus a possibility of 2- more non-conforming bedrooms in the lower level. The informal dining area features sliding glass doors that open onto a deck, perfect for outdoor meals and relaxing. The main level includes a full bathroom that was tastefully remodeled in 2003, providing modern comfort, while the kitchen boasts beautiful oak cabinets and a warm, inviting atmosphere. Lower level has a 1/2 bathroom. Additionally, the lower level includes a large, versatile living room that is ideal for family gatherings, entertainment, or a home office. Yard is over

Key facts

• Oak cabinets
• Oversized yard
• Remodeled bathroom

Tags

• SLIDING GLASS DOORS
• REMODELED BATHROOM
• OAK CABINETS
• VERSATILE LIVING ROOM
• OVERSIZED YARD
• FENCED YARD

Property features AI

Finance

• Other: Property sits on a lot approximately 70 x 159 (less than 0.25 acre)
• HOA & community: No master association fee required

Exterior

• Parking: Attached concrete garage (2 vehicle capacity); 2 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Detached single-family raised ranch; Fee simple ownership; Approximately 61–70 years old; Asphalt roof
• Construction: Vinyl siding and frame construction; Block foundation
• Exterior features: Deck; Lot is level to sloped

Interior

• Kitchen: Kitchen on main level (11 x 18)
• Bedrooms: 4 bedrooms total; Master bedroom on main level; Three additional main-level bedrooms (11 x 12; 10 x 11; 9 x 9)
• Flooring: Laminate flooring in living room; Other flooring types in bedrooms, dining and kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement has bathroom access
• Heating & cooling: Natural gas heating; Steam heating
• Interior features: 8 total rooms; Basement with cellar; Below-grade finished area included
• Laundry & utility: Basement laundry room (5 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $64 ($770/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (5.0% below list).
• Recommended offer: $138k (5.0% below list) — sets the bar for 1% rule.

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 $1k 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 55 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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.

Recommended offer $137,758 (5.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $172,071
• List price: $145,000
• Delta: -15.73%
• 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
1212 N 12th St	0.16mi	3/2.0 (-1)	1,737 (-4%)	0mo	$159,000	$92	79
1324 13th Ave N	0.16mi	3/2.5 (-1)	1,887 (+5%)	1mo	$242,000	$128	79
1145 N 14th St	0.10mi	3/2.0 (-1)	1,643 (-9%)	3mo	$241,000	$147	71
918 Alanah Ln	0.55mi	4/3.0	1,706 (-5%)	14mo	$319,509	$187	52
1146 6th Ave N	0.54mi	3/2.5 (-1)	1,649 (-8%)	5mo	$180,000	$109	52
1206 10th Ave N	0.22mi	3/1.0 (-1)	1,532 (-15%)	3mo	$184,900	$121	51
1637 Garrett Ave	0.42mi	4/3.0	1,618 (-10%)	12mo	$460,000	$284	51
1630 Garrett Ave	0.41mi	4/3.0	1,597 (-11%)	13mo	$449,120	$281	49
1500 9th St NW	0.60mi	4/1.5	2,005 (+11%)	2mo	$144,000	$72	48
1024 10th Ave N	0.37mi	3/3.0 (-1)	1,532 (-15%)	4mo	$220,000	$144	48
1356 Springdale Dr	0.61mi	4/2.0	2,044 (+13%)	3mo	$175,000	$86	44
1625 Garrett Ave	0.41mi	3/3.0 (-1)	1,532 (-15%)	13mo	$459,900	$300	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-19,377
• Equity at exit: $21,620

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-11,473
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $64

Break-even live

Break-even rent $1,296

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $145,000 Active 55 DOM
2. 2026-06-18
   days on market $145,000 Active 54 DOM
3. 2026-06-17
   days on market $145,000 Active 53 DOM
4. 2026-06-16
   days on market $145,000 Active 52 DOM
5. 2026-06-15
   days on market $145,000 Active 51 DOM
6. 2026-06-14
   days on market $145,000 Active 49 DOM
7. 2026-06-12
   days on market $145,000 Active 48 DOM
8. 2026-06-09
   days on market $145,000 Active 45 DOM
9. 2026-06-08
   days on market $145,000 Active 44 DOM
10. 2026-06-07
    days on market $145,000 Active 43 DOM
11. 2026-06-07
    days on market $145,000 Active 42 DOM
12. 2026-06-03
    days on market $145,000 Active 39 DOM
13. 2026-06-02
    days on market $145,000 Active 38 DOM
14. 2026-06-01
    days on market $145,000 Active 37 DOM
15. 2026-05-31
    days on market $145,000 Active 36 DOM
16. 2026-05-30
    days on market $145,000 Active 35 DOM
17. 2026-04-24
    listed $145,000 Active 746-char remark
18. 2026-04-17
    historical
19. 2026-03-31
    status Active
20. 2026-03-20
    status Pending
21. 2026-02-17
    status Active
22. 2026-02-16
    historical
23. 2026-01-23
    price
24. 2026-01-18
    status Active
25. 2026-01-14
    historical
26. 2026-01-06
    historical
27. 2025-11-18
    listed Active
28. 2025-03-23
    historical
29. 2024-09-27
    listed Active
30. 2023-11-20
    soldstatus $173,000
31. 2004-11-29
    soldstatus $108,000
32. 2004-08-06
    listed $115,900

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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: $16,531
• − Mortgage interest: −$8,122
• − Property taxes: −$2,440
• − Insurance: −$725
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,218
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,158/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

+25.1% since first listed

16 events — show timeline

• 2026-04-24 Listed $145,000 MRED as Distributed by MLS Grid
• 2026-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-31 Relisted — MRED as Distributed by MLS Grid
• 2026-03-20 Pending — MRED as Distributed by MLS Grid
• 2026-02-17 Relisted — MRED as Distributed by MLS Grid
• 2026-02-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-18 Listed — RMLSA as Distributed by MLS Grid
• 2025-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-27 Listed — RMLSA as Distributed by MLS Grid
• 2023-11-20 Sold (Public Records) $173,000 Public Records
• 2004-11-29 Sold (MLS) $108,000 RMLSA as Distributed by MLS Grid
• 2004-08-06 Listed $115,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $2,440 · +10.2% YoY. Source: county tax records.