629 2nd Ave S · Clinton, IA 52732

$64,900

3 bd · 1.0 ba · 913 sqft · SingleFamily public records · 126 Days on market

Built 1890 4,181 sqft lot $71/sqft · 35% above area Est $48k · 35% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1890 home is ready for its new owner! A new roof was put on in August 2024, and the HVAC, water heater and sump pump are recent as well. The yard is fenced and private, with alley access via the swing gate or two car garage. A deck and patio in the back allow for further outdoor enjoyment of the property. The free standing shed will help keep the garage clutter free. There is fresh paint in several rooms, and newer laminate flooring in the large living room. Kitchen cabinet space is ample, and there is a pantry closet inside the back entrance. There is currently road construction at the front of the property, that will enhance the curb appeal and off street parking situation once completed. This property is being sold as-is, and all remaining personal property will be removed prior to closing. Gas range/oven, vent hood, washer and dryer will remain in the house.

Key facts

• Alley access
• Fenced yard
• Free standing shed

Tags

• NEW ROOF
• FENCED YARD
• ALLEY ACCESS
• DECK AND PATIO
• FREE STANDING SHED
• AMPLE KITCHEN CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• Market conditions: 246 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1890 — 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: 1.35% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $47,939
• List price: $64,900
• Delta: 45.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 1st Ave	0.08mi	3/1.0	928 (+2%)	12mo	$15,000	$16	84
515 1st Ave	0.21mi	2/1.0 (-1)	917 (+0%)	6mo	$96,500	$105	79
204 Adams Pl	0.18mi	2/1.0 (-1)	847 (-7%)	1mo	$78,400	$93	74
435 3rd Ave N	0.38mi	2/1.0 (-1)	918 (+0%)	10mo	$56,000	$61	68
504 N 4th St	0.56mi	2/1.0 (-1)	921 (+1%)	2mo	$60,000	$65	66
729 S 8th St	0.49mi	2/1.0 (-1)	988 (+8%)	3mo	$92,700	$94	56
528 2nd Ave S	0.17mi	2/2.0 (-1)	1,046 (+15%)	9mo	$85,000	$81	52
624 9th Ave S	0.52mi	3/3.0	1,016 (+11%)	5mo	$37,500	$37	45
1212 2nd Ave S	0.74mi	3/2.0	1,008 (+10%)	2mo	$118,000	$117	43
235 4th Ave N	0.61mi	2/1.0 (-1)	785 (-14%)	3mo	$24,900	$32	40
620 N 4th St	0.65mi	2/2.0 (-1)	1,000 (+10%)	6mo	$52,980	$53	40
1213 3rd Ave N	0.75mi	2/2.0 (-1)	1,020 (+12%)	3mo	$135,000	$132	34

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $7,826
• Equity at exit: $9,677

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $30,392
• Equity at exit: $5,611

Cash invested: $18,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $288

Break-even live

Break-even rent $509

Max offer price $64,900

Occupancy floor 62%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.18mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.92mi

Listing history 17 events

1. 2026-06-19
   pricedays on market $64,900 Active 126 DOM
2. 2026-06-18
   days on market $69,900 Active 125 DOM
3. 2026-06-17
   days on market $69,900 Active 124 DOM
4. 2026-06-16
   days on market $69,900 Active 123 DOM
5. 2026-06-15
   days on market $69,900 Active 122 DOM
6. 2026-06-14
   days on market $69,900 Active 120 DOM
7. 2026-06-12
   days on market $69,900 Active 119 DOM
8. 2026-06-09
   days on market $69,900 Active 116 DOM
9. 2026-06-08
   days on market $69,900 Active 115 DOM
10. 2026-06-07
    days on market $69,900 Active 114 DOM
11. 2026-06-07
    days on market $69,900 Active 113 DOM
12. 2026-06-03
    days on market $69,900 Active 110 DOM
13. 2026-06-02
    days on market $69,900 Active 109 DOM
14. 2026-06-01
    days on market $69,900 Active 108 DOM
15. 2026-05-31
    days on market $69,900 Active 107 DOM
16. 2026-05-30
    days on market $69,900 Active 106 DOM
17. 2026-02-12
    listed $69,900 Active 888-char remark

    Show marketing remark (888 chars)

    This charming 1890 home is ready for its new owner! A new roof was put on in August 2024, and the HVAC, water heater and sump pump are recent as well. The yard is fenced and private, with alley access via the swing gate or two car garage. A deck and patio in the back allow for further outdoor enjoyment of the property. The free standing shed will help keep the garage clutter free. There is fresh paint in several rooms, and newer laminate flooring in the large living room. Kitchen cabinet space is ample, and there is a pantry closet inside the back entrance. There is currently road construction at the front of the property, that will enhance the curb appeal and off street parking situation once completed. This property is being sold as-is, and all remaining personal property will be removed prior to closing. Gas range/oven, vent hood, washer and dryer will remain in the house.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$301/yr (+$25/mo · 72.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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: $10,485
• − Mortgage interest: −$3,635
• − Property taxes: −$416
• − Insurance: −$324
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,888
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,848/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

1 event — show timeline

• 2026-02-12 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

-5.1%/yr

Latest (2025): $416 · -20.6% YoY. Source: county tax records.