631 6th Ave S · Clinton, IA 52372

$59,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 127 Days on market

Built 1920 4,200 sqft lot $64/sqft · 24% above area Est $48k · 24% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• 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

Listing remarks MLS

Well-maintained 2-bedroom investment property featuring a 1-car garage, private patio, and fully fenced yard. Ideal for investors or owner-occupants. 24 hours notice needed.

Key facts

• Private patio
• Fully fenced yard
• 4,200 sq ft lot

Tags

• PRIVATE PATIO
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 6 active listings in the ZIP; 3 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

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $60k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (median comp): $48,283
• List price: $59,900
• Delta: 24.06%
• 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
729 S 8th St	0.25mi	2/1.0	988 (+6%)	3mo	$92,700	$94	76
515 1st Ave	0.43mi	2/1.0	917 (-2%)	6mo	$96,500	$105	71
204 Adams Pl	0.48mi	2/1.0	847 (-10%)	1mo	$78,400	$93	61
907 11th Ave S	0.53mi	2/1.0	882 (-6%)	6mo	$94,900	$108	60
624 9th Ave S	0.21mi	3/3.0 (+1)	1,016 (+8%)	5mo	$37,500	$37	59
1302 S 10th St	0.71mi	2/1.0	938 (+0%)	9mo	$86,000	$92	59
435 3rd Ave N	0.64mi	2/1.0	918 (-2%)	10mo	$56,000	$61	59
528 2nd Ave S	0.38mi	2/2.0	1,046 (+12%)	9mo	$85,000	$81	51
1304 S 10th St	0.72mi	2/1.0	816 (-13%)	6mo	$92,500	$113	40
1030 Grandview Dr	0.69mi	3/2.0 (+1)	1,024 (+9%)	6mo	$125,000	$122	38
912 13th Ave S	0.63mi	3/1.0 (+1)	1,048 (+12%)	11mo	$75,000	$72	36
500 4th Ave N	0.71mi	1/1.0 (-1)	812 (-13%)	5mo	$84,500	$104	36

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: 16.4%
• Equity multiple: 1.93×
• Total profit: $15,667
• Equity at exit: $26,934

10-year hold

• IRR: 18.0%
• Equity multiple: 3.63×
• Total profit: $44,080
• Equity at exit: $41,508

Cash invested: $16,772 (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 52372

• Active inventory: 6
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $772 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $132

Break-even live

Break-even rent $605

Max offer price $59,900

Occupancy floor 78%

Sensitivity live

Price	-10% $166	-5% $149	+0% $132	+5% $115	+10% $98
Rent	-10% $71	-5% $101	+0% $132	+5% $162	+10% $193
Rate	-1.0pp $162	-0.5pp $147	base $132	+0.5pp $116	+1.0pp $101

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	44d	1	0.30mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	44d	1	0.37mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.80mi

Listing history 28 events

1. 2026-06-16
   status $59,900 Pending 127 DOM
2. 2026-06-15
   days on market $59,900 Active 127 DOM
3. 2026-06-14
   days on market $59,900 Active 125 DOM
4. 2026-06-12
   days on market $59,900 Active 124 DOM
5. 2026-06-09
   days on market $59,900 Active 121 DOM
6. 2026-06-08
   days on market $59,900 Active 120 DOM
7. 2026-06-07
   days on market $59,900 Active 119 DOM
8. 2026-06-07
   days on market $59,900 Active 118 DOM
9. 2026-06-03
   days on market $59,900 Active 115 DOM
10. 2026-06-02
    days on market $59,900 Active 114 DOM
11. 2026-06-01
    days on market $59,900 Active 113 DOM
12. 2026-05-31
    days on market $59,900 Active 112 DOM
13. 2026-05-30
    days on market $59,900 Active 111 DOM
14. 2026-03-25
    price $59,900 173-char remark

    Show marketing remark (173 chars)

    Well-maintained 2-bedroom investment property featuring a 1-car garage, private patio, and fully fenced yard. Ideal for investors or owner-occupants. 24 hours notice needed.

15. 2026-02-08
    listed $65,000 Active 173-char remark

    Show marketing remark (173 chars)

    Well-maintained 2-bedroom investment property featuring a 1-car garage, private patio, and fully fenced yard. Ideal for investors or owner-occupants. 24 hours notice needed.

16. 2025-10-22
    historical
17. 2025-08-22
    price
18. 2025-07-02
    status Active
19. 2025-07-02
    historical
20. 2025-04-21
    listed Active
21. 2021-08-06
    historical
22. 2012-09-12
    soldstatus $21,500
23. 2012-09-12
    soldstatus $21,500
24. 2012-03-12
    listed $24,900
25. 2012-03-12
    listed $24,900
26. 2012-03-01
    historical
27. 2001-05-09
    soldstatus $36,000
28. 2001-03-14
    listed $39,000

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23% 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: $9,263
• − Mortgage interest: −$3,355
• − Property taxes: −$1,666
• − Insurance: −$300
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$1,743
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,411/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

15 events — show timeline

• 2026-03-25 Price Changed $59,900 MRED as Distributed by MLS Grid
• 2026-02-08 Listed $65,000 MRED as Distributed by MLS Grid
• 2025-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-02 Relisted — RMLSA as Distributed by MLS Grid
• 2025-07-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-21 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-09-12 Sold (MLS) $21,500 RMLSA as Distributed by MLS Grid
• 2012-09-12 Sold (MLS) $21,500 MRED as Distributed by MLS Grid
• 2012-03-12 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2012-03-12 Listed $24,900 MRED as Distributed by MLS Grid
• 2012-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2001-05-09 Sold (MLS) $36,000 RMLSA as Distributed by MLS Grid
• 2001-03-14 Listed $39,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $1,666 · +53.1% YoY. Source: county tax records.