803 N 3rd St · Clinton, IA 52732

$151,000

3 bd · 2.0 ba · 2,019 sqft · SingleFamily public records · 16 Days on market

Built 1926 5,227 sqft lot Est $198k · 24% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 1.5-bath home situated on a corner lot in the heart of Clinton! Offering approximately 1,694 sq ft, this home blends classic character, functional space, and major updates already completed, while leaving room for your own personal touches. Step inside and enjoy the inviting sunroom just off the front entry - the perfect spot for morning coffee, a reading nook, or simply relaxing year-round. The spacious living and dining rooms create an open, connected feel that works beautifully for everyday living and entertaining, while the kitchen offers a partial open-concept connection to the dining area for added convenience. All three bedrooms feature

Key facts

• Walk-in closets
• Sunroom
• Roof replacement

Tags

• CORNER LOT
• SUNROOM
• WALK-IN CLOSETS
• PARTIALLY FINISHED BASEMENT
• ROOF REPLACEMENT
• BASEMENT WATERPROOFING

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached and detached garage space (total 3 parking spaces, 3 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership
• Construction: Approximately 91–100 years old; Vinyl siding; Stone foundation; Asphalt roof; Below-grade finished area and partially finished basement
• Exterior features: Corner lot; Lot dimensions approximately 40 x 131; Less than 1/4 acre

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Freezer
• Bedrooms: 3 bedrooms (master bedroom on the second level); Additional bedrooms on the second level
• Flooring: Carpet in living areas and bedrooms; Laminate flooring in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Wood-burning fireplace in the living room
• Interior features: Walk-in closets; Partially finished full basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (1.1% below list).
• Recommended offer: $149k (1.5% below list) — sets the bar for market timing.

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; 4 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,735 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.99% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $197,862
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 N 3rd St	0.10mi	4/2.0 (+1)	1,722 (-15%)	2mo	$86,000	$50	64
431 Woodland Dr	0.21mi	3/2.0	2,236 (+11%)	14mo	$279,900	$125	60
604 Breezy Point Dr	0.48mi	3/3.0	2,170 (+8%)	2mo	$385,000	$177	59
612 13th Avenue North Ave	0.50mi	4/2.0 (+1)	2,077 (+3%)	10mo	$176,000	$85	59
210 N 5th St	0.49mi	4/1.5 (+1)	1,840 (-9%)	5mo	$50,000	$27	51
1510 Lazy Ln	0.73mi	3/2.0	2,151 (+6%)	10mo	$101,000	$47	46
710 N Bluff Blvd	0.35mi	4/2.5 (+1)	1,855 (-8%)	21mo	$275,000	$148	46
320 16th Ave N	0.73mi	4/2.0 (+1)	2,162 (+7%)	4mo	$148,000	$68	46
1106 N 5th St	0.33mi	3/2.5	1,754 (-13%)	19mo	$215,000	$123	45
749 12th Ave N	0.57mi	3/2.5	2,140 (+6%)	20mo	$210,000	$98	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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-13,781
• Equity at exit: $22,515

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,772
• Equity at exit: $13,056

Cash invested: $42,280 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $168

Break-even live

Break-even rent $1,282

Max offer price $151,000

Occupancy floor 84%

Sensitivity live

Price	-10% $253	-5% $210	+0% $168	+5% $125	+10% $82
Rent	-10% $50	-5% $109	+0% $168	+5% $227	+10% $286
Rate	-1.0pp $244	-0.5pp $206	base $168	+0.5pp $129	+1.0pp $89

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	1.26mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.26mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.27mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.27mi

Listing history 11 events

1. 2026-06-12
   statusdays on market $151,000 Pending 16 DOM
2. 2026-06-09
   days on market $151,000 Active 14 DOM
3. 2026-06-08
   days on market $151,000 Active 13 DOM
4. 2026-06-07
   days on market $151,000 Active 12 DOM
5. 2026-06-07
   days on market $151,000 Active 11 DOM
6. 2026-06-03
   days on market $151,000 Active 8 DOM
7. 2026-06-02
   days on market $151,000 Active 7 DOM
8. 2026-06-01
   days on market $151,000 Active 6 DOM
9. 2026-05-31
   days on market $151,000 Active 5 DOM
10. 2026-05-30
    days on market $151,000 Active 4 DOM
11. 2026-05-25
    listed $151,000 Active

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$239/yr (+$20/mo · 12.7%)

ⓘ 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 · 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: $17,927
• − Mortgage interest: −$8,458
• − Property taxes: −$1,892
• − Insurance: −$755
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,393
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $2,118/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

• 2026-05-25 Listed $151,000 MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $1,892 · -4.6% YoY. Source: county tax records.