513 3rd St · Camanche, IA 52730

$64,900

1 bd · 1.0 ba · 472 sqft · SingleFamily public records · 137 Days on market

Built 1940 8,712 sqft lot $138/sqft · 29% above area Est $50k · 29% 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 +8.7/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• 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 ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.6% in Camanche — 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 70/100 on livability (#366 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Camanche Community School District (town): math 60% / reading 68% proficiency, ranked #203 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Camanche Elementary (math 72% / reading 62%, grade B+, #273 of 616 statewide, top 51%, 394 students, 39% FRL); Camanche Middle School (math 59% / reading 69%, grade B+, #166 of 246 statewide, top 68%, 282 students, 45% FRL); Camanche High School (math 56% / reading 70%, grade B-, #241 of 336 statewide, top 72%, 319 students, 31% FRL).
• Market conditions: 35 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 $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 137 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 226% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $65k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 137 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 1940 — 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. 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: 1.37% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $50,283
• List price: $64,900
• Delta: 29.07%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 3rd St	0.00mi	1/0.5	472 (0%)	18mo	$21,500	$46	83

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $7,198
• Equity at exit: $9,677

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $29,071
• 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 52730

• Home prices YoY: -28.1%
• Active inventory: 35
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $278

Break-even live

Break-even rent $535

Max offer price $64,900

Occupancy floor 64%

Sensitivity live

Price	-10% $315	-5% $297	+0% $278	+5% $260	+10% $241
Rent	-10% $208	-5% $243	+0% $278	+5% $313	+10% $348
Rate	-1.0pp $311	-0.5pp $295	base $278	+0.5pp $261	+1.0pp $244

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: —

Listing history 17 events

1. 2026-05-04
   historical
2. 2026-02-14
   price
3. 2026-01-17
   price
4. 2026-01-16
   status Active
5. 2026-01-14
   historical
6. 2026-01-06
   historical
7. 2025-12-12
   listed Active
8. 2024-12-18
   soldstatus $21,500 292-char remark

   Show marketing remark (292 chars)

   This ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

9. 2024-12-18
   soldstatus $21,500 Closed 292-char remark

   Show marketing remark (292 chars)

   This ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

10. 2024-12-10
    status Pending 292-char remark

    Show marketing remark (292 chars)

    This ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

11. 2024-12-09
    listed $19,900 292-char remark

    Show marketing remark (292 chars)

    This ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

12. 2024-12-09
    listed $19,900 Active 292-char remark

    Show marketing remark (292 chars)

    This ranch style home is ready for you to make your mark! Whether you are looking for a project home, investment or your next primary residence, this home has tons of potential for all who are interested! The home sells in AS IS - WHERE IS condition. Call today and set up your showing today!

13. 2024-06-12
    soldstatus $20,500 Closed
14. 2024-06-12
    soldstatus $20,500
15. 2024-05-17
    status Pending
16. 2024-05-14
    listed $14,000 Active
17. 2024-05-14
    listed $14,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: +$179/yr (+$15/mo · 27.2%)

ⓘ 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 4/10 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: $10,641
• − Mortgage interest: −$3,635
• − Property taxes: −$660
• − Insurance: −$324
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,888
• Taxable income: $2,431
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $2,755/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: Camanche Community School District
• NCES district ID: 1906060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 68% ▲ 1.00%
• Median HH income: $52,982
• Composite: 54.65/100
• National rank: #1331
• State rank: #203 of 289 in IA

Livability — Camanche

• Score: 70/100
• State rank: #366
• US rank: #7649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camanche, IA
• Population (ZIP): 4,993

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -84.19%
• Current HPI: 215.2008
• 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

+53.6% since first listed

17 events — show timeline

• 2026-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-14 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-17 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-16 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
• 2025-12-12 Listed — RMLSA as Distributed by MLS Grid
• 2024-12-18 Sold (MLS) $21,500 RMLSA as Distributed by MLS Grid
• 2024-12-18 Sold (MLS) $21,500 MRED as Distributed by MLS Grid
• 2024-12-10 Pending — RMLSA as Distributed by MLS Grid
• 2024-12-09 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2024-12-09 Listed $19,900 MRED as Distributed by MLS Grid
• 2024-06-12 Sold (MLS) $20,500 MRED as Distributed by MLS Grid
• 2024-06-12 Sold (MLS) $20,500 RMLSA as Distributed by MLS Grid
• 2024-05-17 Pending — RMLSA as Distributed by MLS Grid
• 2024-05-14 Listed $14,000 MRED as Distributed by MLS Grid
• 2024-05-14 Listed $14,000 RMLSA as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $660 · +107.5% YoY. Source: county tax records.