548 7th Ave · Clinton, IA 52732

$119,000

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 25 Days on market

Built 1900 5,662 sqft lot Est $88k · 36% 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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• 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

Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

Key facts

• Move-in ready
• Remodeled
• Major updates

Tags

• REMODELED
• MOVE-IN READY
• COZY FRONT PORCH
• CEMENT PATIO
• LARGE FENCED-IN BACKYARD
• MAJOR UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.
• Current owner paid $18k; list at $119k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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: 1.17% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $87,812
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N 3rd Ave Ave	0.66mi	3/1.5	1,527 (+1%)	4mo	$85,000	$56	62
704 9th Ave S	0.23mi	3/1.0	1,740 (+15%)	5mo	$37,500	$22	60
742 7th Ave S	0.30mi	2/1.0 (-1)	1,676 (+11%)	6mo	$85,000	$51	58
765 9th Ave S	0.36mi	2/1.0 (-1)	1,353 (-11%)	6mo	$102,500	$76	56
823 14th Ave S	0.67mi	3/2.0	1,456 (-4%)	3mo	$100,000	$69	55
218 Adams Pl	0.57mi	2/1.0 (-1)	1,538 (+2%)	21mo	$89,900	$58	48
1013 N 2nd St St	0.57mi	3/1.0	1,297 (-14%)	5mo	$80,000	$62	45
512 2nd Ave S	0.39mi	3/2.0	1,356 (-10%)	18mo	$69,000	$51	45

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,993
• Equity at exit: $17,743

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $29,099
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$624
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $334

Break-even live

Break-even rent $973

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $402	-5% $368	+0% $334	+5% $301	+10% $267
Rent	-10% $224	-5% $279	+0% $334	+5% $389	+10% $445
Rate	-1.0pp $394	-0.5pp $365	base $334	+0.5pp $303	+1.0pp $272

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.36mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.36mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.37mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.37mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	45d	1	0.40mi

Listing history 33 events

1. 2026-06-19
   days on market $119,000 Active 25 DOM
2. 2026-06-18
   days on market $119,000 Active 24 DOM
3. 2026-06-17
   price $119,000 Active 23 DOM
4. 2026-06-17
   days on market $122,000 Active 23 DOM
5. 2026-06-16
   days on market $122,000 Active 22 DOM
6. 2026-06-15
   days on market $122,000 Active 21 DOM
7. 2026-06-14
   days on market $122,000 Active 19 DOM
8. 2026-06-12
   days on market $122,000 Active 18 DOM
9. 2026-06-09
   days on market $122,000 Active 15 DOM
10. 2026-06-08
    days on market $122,000 Active 14 DOM
11. 2026-06-07
    days on market $122,000 Active 13 DOM
12. 2026-06-07
    days on market $122,000 Active 12 DOM
13. 2026-06-03
    days on market $122,000 Active 9 DOM
14. 2026-06-02
    days on market $122,000 Active 8 DOM
15. 2026-06-01
    days on market $122,000 Active 7 DOM
16. 2026-05-31
    days on market $122,000 Active 6 DOM
17. 2026-05-30
    days on market $122,000 Active 5 DOM
18. 2026-05-25
    listed $122,000 Active
19. 2024-06-28
    soldstatus $18,000 Closed 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

20. 2024-06-28
    soldstatus $18,000 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

21. 2024-06-05
    historical Under Contract 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

22. 2024-05-29
    listed $24,900 Active 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

23. 2024-05-29
    listed $24,900 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks! This property has tons of potential! This 3-bedroom, 2 full bathroom home is ready for rehab to be completed. All building materials and supplies seen at showing will convey. Schedule your showing today!

24. 2022-10-05
    historical
25. 2013-09-17
    soldstatus $14,000
26. 2013-09-17
    soldstatus $14,000
27. 2012-08-24
    listed $16,900
28. 2012-08-24
    listed $16,900
29. 2006-04-11
    soldstatus $16,000
30. 2006-04-11
    soldstatus $16,000
31. 2006-03-10
    listed $28,900
32. 2006-03-10
    listed $28,900
33. 2006-02-25
    historical

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$365/yr (+$30/mo · 32.1%)

ⓘ 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 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: $16,750
• − Mortgage interest: −$6,666
• − Property taxes: −$1,138
• − Insurance: −$595
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,462
• Taxable income: $2,209
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,481/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

+322.1% since first listed

16 events — show timeline

• 2026-05-25 Listed $122,000 MRED as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $18,000 MRED as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $18,000 RMLSA as Distributed by MLS Grid
• 2024-06-05 Contingent — RMLSA as Distributed by MLS Grid
• 2024-05-29 Listed $24,900 MRED as Distributed by MLS Grid
• 2024-05-29 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-09-17 Sold (MLS) $14,000 RMLSA as Distributed by MLS Grid
• 2013-09-17 Sold (MLS) $14,000 MRED as Distributed by MLS Grid
• 2012-08-24 Listed $16,900 RMLSA as Distributed by MLS Grid
• 2012-08-24 Listed $16,900 MRED as Distributed by MLS Grid
• 2006-04-11 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2006-04-11 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2006-03-10 Listed $28,900 RMLSA as Distributed by MLS Grid
• 2006-03-10 Listed $28,900 RMLSA as Distributed by MLS Grid
• 2006-02-25 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,138 · +1.4% YoY. Source: county tax records.