516 5th Ave N · Clinton, IA 52732

$79,700

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 53 Days on market

Built 1899 6,098 sqft lot $67/sqft · 30% above area Est $61k · 30% over ↓ 6% since listing

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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 +9.7/10.0
• 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

Step into this inviting 3-bedroom, 1-bath home featuring a warm and welcoming family room, highlighted by abundant natural light and custom built-ins that add both character and functionality. Additional built-ins in one of the bedrooms make it a perfect option for a home office or flexible workspace. Enjoy the spacious dining room, ideal for everyday meals or entertaining guests. The home also features updated appliances in the kitchen, offering modern convenience. Outside you will find a fully fenced yard with plenty of room to relax, garden, or play, along with two storage sheds for added outdoor organization. At the front of the home, a three-season porch provides the perfect spot to enjoy your morning coffee or unwind in the evening. The basement offers a dedicated workshop area, perfect for hobbies, projects, or additional storage. With comfortable living spaces, thoughtful built-ins, and plenty of indoor and outdoor storage, this home is ready for its next owner to move in and make it their own. Schedule your showing today! (Property being sold as-is. Listing agent is related to seller)

Key facts

• Updated appliances
• Spacious dining room
• Custom built-ins

Tags

• CUSTOM BUILT-INS
• SPACIOUS DINING ROOM
• UPDATED APPLIANCES
• FULLY FENCED YARD
• TWO STORAGE SHEDS
• THREE-SEASON PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $551 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,309 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 1.47% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (median comp): $61,090
• List price: $79,700
• Delta: 30.46%
• 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
516 5th Ave N	0.00mi	3/1.0	1,190 (0%)	0mo	$80,000	$67	100
337 4th Ave N	0.23mi	2/1.0 (-1)	1,200 (+1%)	2mo	$118,000	$98	81
113 N 6th St	0.33mi	3/1.0	1,142 (-4%)	6mo	$48,000	$42	73
312 N 3rd St	0.31mi	3/1.0	1,114 (-6%)	7mo	$45,500	$41	69
312 N 3rd St	0.31mi	3/1.0	1,114 (-6%)	7mo	$45,500	$41	69
923 Pershing Blvd	0.53mi	3/1.0	1,158 (-3%)	6mo	$150,000	$130	65
545 3rd Ave S	0.52mi	2/1.0 (-1)	1,245 (+5%)	2mo	$74,900	$60	61
1121 N 4th St	0.59mi	2/1.0 (-1)	1,181 (-1%)	6mo	$132,500	$112	61
615 N 4th St	0.21mi	2/1.0 (-1)	1,066 (-10%)	9mo	$81,000	$76	60
802 Park Pl	0.32mi	2/1.0 (-1)	1,071 (-10%)	13mo	$144,900	$135	52
317 7th Ave N	0.29mi	2/1.0 (-1)	1,361 (+14%)	13mo	$100,000	$73	47
528 2nd Ave S	0.40mi	2/2.0 (-1)	1,046 (-12%)	9mo	$85,000	$81	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: 15.6%
• Equity multiple: 1.63×
• Total profit: $13,986
• Equity at exit: $11,884

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $46,789
• Equity at exit: $6,891

Cash invested: $22,316 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$418
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $423

Break-even live

Break-even rent $638

Max offer price $79,700

Occupancy floor 59%

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	43d	1	0.37mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.04mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.04mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.05mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.05mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	43d	1	1.34mi

Listing history 3 events

1. 2026-05-05
   status Pending 1110-char remark

   Show marketing remark (1110 chars)

   Step into this inviting 3-bedroom, 1-bath home featuring a warm and welcoming family room, highlighted by abundant natural light and custom built-ins that add both character and functionality. Additional built-ins in one of the bedrooms make it a perfect option for a home office or flexible workspace. Enjoy the spacious dining room, ideal for everyday meals or entertaining guests. The home also features updated appliances in the kitchen, offering modern convenience. Outside you will find a fully fenced yard with plenty of room to relax, garden, or play, along with two storage sheds for added outdoor organization. At the front of the home, a three-season porch provides the perfect spot to enjoy your morning coffee or unwind in the evening. The basement offers a dedicated workshop area, perfect for hobbies, projects, or additional storage. With comfortable living spaces, thoughtful built-ins, and plenty of indoor and outdoor storage, this home is ready for its next owner to move in and make it their own. Schedule your showing today! (Property being sold as-is. Listing agent is related to seller)

2. 2026-04-07
   price $79,700 1110-char remark

   Show marketing remark (1110 chars)

   Step into this inviting 3-bedroom, 1-bath home featuring a warm and welcoming family room, highlighted by abundant natural light and custom built-ins that add both character and functionality. Additional built-ins in one of the bedrooms make it a perfect option for a home office or flexible workspace. Enjoy the spacious dining room, ideal for everyday meals or entertaining guests. The home also features updated appliances in the kitchen, offering modern convenience. Outside you will find a fully fenced yard with plenty of room to relax, garden, or play, along with two storage sheds for added outdoor organization. At the front of the home, a three-season porch provides the perfect spot to enjoy your morning coffee or unwind in the evening. The basement offers a dedicated workshop area, perfect for hobbies, projects, or additional storage. With comfortable living spaces, thoughtful built-ins, and plenty of indoor and outdoor storage, this home is ready for its next owner to move in and make it their own. Schedule your showing today! (Property being sold as-is. Listing agent is related to seller)

3. 2026-03-13
   listed $84,700 Active 1110-char remark

   Show marketing remark (1110 chars)

   Step into this inviting 3-bedroom, 1-bath home featuring a warm and welcoming family room, highlighted by abundant natural light and custom built-ins that add both character and functionality. Additional built-ins in one of the bedrooms make it a perfect option for a home office or flexible workspace. Enjoy the spacious dining room, ideal for everyday meals or entertaining guests. The home also features updated appliances in the kitchen, offering modern convenience. Outside you will find a fully fenced yard with plenty of room to relax, garden, or play, along with two storage sheds for added outdoor organization. At the front of the home, a three-season porch provides the perfect spot to enjoy your morning coffee or unwind in the evening. The basement offers a dedicated workshop area, perfect for hobbies, projects, or additional storage. With comfortable living spaces, thoughtful built-ins, and plenty of indoor and outdoor storage, this home is ready for its next owner to move in and make it their own. Schedule your showing today! (Property being sold as-is. Listing agent is related to seller)

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$307/yr (+$26/mo · 48.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,079
• − Mortgage interest: −$4,464
• − Property taxes: −$638
• − Insurance: −$398
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,319
• Taxable income: $4,007
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,109/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

-5.9% since first listed

3 events — show timeline

• 2026-05-05 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $79,700 MRED as Distributed by MLS Grid
• 2026-03-13 Listed $84,700 MRED as Distributed by MLS Grid

Property tax history

-3.7%/yr

Latest (2025): $638 · -14.2% YoY. Source: county tax records.