711 N 18th St · Clarinda, IA 51632

$100,000

4 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 73 Days on market

Built 1900 5,663 sqft lot $58/sqft · 29% below area Est $141k · 29% under ↓ 15% since listing

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very spacious 4 bedroom / 1.5-bathroom home located on a quiet street! Upon entering the home, you will find a nice space for an in-home office or a mud room, large living room and dining room, and a nicely sized eat-in kitchen with lots of storage space. Also on the main floor are two large bedrooms, a bathroom with a walk-in shower, and a very nice laundry/craft room just off the kitchen. Upstairs there are two more bedrooms and a 1/2 bath. This property also features a detached two car garage, a nice deck overlooking the backyard, as well as two storage sheds!

Key facts

• Large living room
• Dining room
• Eat-in kitchen

Tags

• IN-HOME OFFICE
• MUD ROOM
• LARGE LIVING ROOM
• DINING ROOM
• EAT-IN KITCHEN
• LOTS OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.4% in Clarinda — 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 73/100 on livability (#289 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Clarinda Community School District (town): math 61% / reading 59% proficiency, ranked #249 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 25 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Page County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) 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.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.06% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,278
• List price: $100,000
• Delta: -29.22%
• 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
711 N 18th St	0.00mi	4/1.5	1,720 (0%)	1mo	$81,000	$47	98
315 W Main St	0.41mi	3/1.0 (-1)	1,783 (+4%)	4mo	$30,000	$17	62
523 N 16th St	0.18mi	3/3.0 (-1)	1,511 (-12%)	0mo	$205,500,000	$136,003	62
315 N 19th St	0.26mi	3/1.5 (-1)	1,624 (-6%)	14mo	$130,000	$80	60
223 W Chestnut St	0.27mi	4/2.0	1,956 (+14%)	9mo	$275,000	$141	57
123 S 20th St	0.52mi	4/2.0	1,898 (+10%)	3mo	$60,000	$32	56
201 Towerwood Ct	0.50mi	4/3.0	1,730 (+1%)	20mo	$230,000	$133	55
601 N 14th St	0.30mi	4/2.0	1,499 (-13%)	15mo	$140,000	$93	53
915 N 12th St	0.49mi	4/3.0	1,504 (-13%)	0mo	$325,000	$216	52
708 N 19th St	0.12mi	3/2.0 (-1)	1,466 (-15%)	21mo	$140,400	$96	48
215 S 17th St	0.54mi	4/2.5	1,552 (-10%)	18mo	$109,900	$71	41
408 S 16th St	0.69mi	4/2.0	1,950 (+13%)	22mo	$75,000	$38	28

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-5,704
• Equity at exit: $14,910

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $8,564
• Equity at exit: $8,646

Cash invested: $28,000 (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 51632

• Home prices YoY: -2.6%
• Active inventory: 43
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $165

Break-even live

Break-even rent $850

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   status $100,000 Pending 73 DOM
2. 2026-06-01
   days on market $100,000 Active 73 DOM
3. 2026-05-31
   days on market $100,000 Active 72 DOM
4. 2026-05-31
   days on market $100,000 Active 71 DOM
5. 2026-04-28
   price $100,000 570-char remark

   Show marketing remark (570 chars)

   Very spacious 4 bedroom / 1.5-bathroom home located on a quiet street! Upon entering the home, you will find a nice space for an in-home office or a mud room, large living room and dining room, and a nicely sized eat-in kitchen with lots of storage space. Also on the main floor are two large bedrooms, a bathroom with a walk-in shower, and a very nice laundry/craft room just off the kitchen. Upstairs there are two more bedrooms and a 1/2 bath. This property also features a detached two car garage, a nice deck overlooking the backyard, as well as two storage sheds!

6. 2026-04-14
   status Active 570-char remark

   Show marketing remark (570 chars)

   Very spacious 4 bedroom / 1.5-bathroom home located on a quiet street! Upon entering the home, you will find a nice space for an in-home office or a mud room, large living room and dining room, and a nicely sized eat-in kitchen with lots of storage space. Also on the main floor are two large bedrooms, a bathroom with a walk-in shower, and a very nice laundry/craft room just off the kitchen. Upstairs there are two more bedrooms and a 1/2 bath. This property also features a detached two car garage, a nice deck overlooking the backyard, as well as two storage sheds!

7. 2026-03-25
   historical Active Under Contract 570-char remark

   Show marketing remark (570 chars)

   Very spacious 4 bedroom / 1.5-bathroom home located on a quiet street! Upon entering the home, you will find a nice space for an in-home office or a mud room, large living room and dining room, and a nicely sized eat-in kitchen with lots of storage space. Also on the main floor are two large bedrooms, a bathroom with a walk-in shower, and a very nice laundry/craft room just off the kitchen. Upstairs there are two more bedrooms and a 1/2 bath. This property also features a detached two car garage, a nice deck overlooking the backyard, as well as two storage sheds!

8. 2026-03-20
   listed $110,000 Active 570-char remark

   Show marketing remark (570 chars)

   Very spacious 4 bedroom / 1.5-bathroom home located on a quiet street! Upon entering the home, you will find a nice space for an in-home office or a mud room, large living room and dining room, and a nicely sized eat-in kitchen with lots of storage space. Also on the main floor are two large bedrooms, a bathroom with a walk-in shower, and a very nice laundry/craft room just off the kitchen. Upstairs there are two more bedrooms and a 1/2 bath. This property also features a detached two car garage, a nice deck overlooking the backyard, as well as two storage sheds!

9. 2024-06-18
   listed $118,000 Active

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$153/yr (+$13/mo · 12.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,702
• − Mortgage interest: −$5,602
• − Property taxes: −$1,264
• − Insurance: −$500
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,909
• Taxable income: $395
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $1,883/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: Clarinda Community School District
• NCES district ID: 1907350
• Math proficiency: 61% ▲ 2.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $46,371
• Composite: 50.74/100
• National rank: #1814
• State rank: #249 of 289 in IA

Livability — Clarinda

• Score: 73/100
• State rank: #289
• US rank: #5589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarinda, IA
• City population: 6,682
• Population (ZIP): 6,682

Population outlook (Page County) Hauer SSP2

• Today (2025): 15,052 people
• By 2030: 14,709 · -2.3%
• By 2040: 13,981 · -7.1%
• By 2050: 13,302 · -11.6%
• By 2075: 11,678 · -22.4%
• By 2100: 9,213 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -19.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+43.0 2016: R+44.1 2012: R+24.9 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.86%
• Current HPI: 179.9325
• Rent YoY: —
• Metro: —
• 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

-15.3% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $100,000 IAR
• 2026-04-14 Relisted — IAR
• 2026-03-25 Contingent — IAR
• 2026-03-20 Listed $110,000 IAR
• 2024-06-18 Listed $118,000 IAR

Property tax history

+4.0%/yr

Latest (2025): $1,264 · +2.1% YoY. Source: county tax records.