1301 Caroline Ave · Clinton, IA 52732

$114,900

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records

Built 1890 4,791 sqft lot Est $140k · 18% under

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Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unbeatable location!!! Welcome to this charming 2-story home perfectly situated on a corner lot, directly across from Mariposa Park. From the moment you arrive, you'll notice the impressive curb appeal, enhanced by a new roof and all-new siding installed in 2018/2019. The beautiful deck-added in 2019-is ideal for sipping your morning coffee or entertaining in the evening. Inside, you'll find brand-new carpet (April 2025) throughout the main living areas and all 3 upstairs bedrooms + hallway/stairs. The heart of the home features a spacious kitchen that opens to the dining room. A versatile den on the main floor offers the ideal space for a home office, playroom, or additional living area. W

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• 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.
• Zoned schools: Whittier Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 354 students, 41% FRL); Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL) — zoned schools at 50% FRL track the district average.
• 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1890 — 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: 1.20% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $139,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 Caroline Ave	0.05mi	3/1.0	1,298 (-11%)	2mo	$185,000	$143	74
1125 8th Ave S	0.21mi	4/1.5 (+1)	1,527 (+5%)	1mo	$20,000	$13	74
230 Myra Pl	0.36mi	3/2.0	1,559 (+7%)	2mo	$90,000	$58	70
1363 2nd Ave S	0.44mi	2/2.0 (-1)	1,412 (-3%)	1mo	$155,000	$110	69
1316 Florence Ave	0.15mi	2/1.0 (-1)	1,276 (-12%)	4mo	$154,255	$121	61
1136 4th Ave N	0.73mi	3/1.5	1,410 (-3%)	3mo	$173,000	$123	57
1214 S 12th St	0.43mi	2/2.0 (-1)	1,592 (+10%)	6mo	$89,000	$56	54
1148 Briarcliff Ln	0.42mi	3/1.0	1,332 (-8%)	10mo	$85,000	$64	54
1043 14th Ave S	0.58mi	2/2.0 (-1)	1,359 (-6%)	5mo	$130,000	$96	53
1313 Harrison Dr	0.66mi	4/1.5 (+1)	1,392 (-4%)	7mo	$94,000	$68	49
1510 7th Ave S	0.30mi	4/3.5 (+1)	1,664 (+14%)	2mo	$223,000	$134	49
765 9th Ave S	0.66mi	2/1.0 (-1)	1,353 (-7%)	6mo	$102,500	$76	44

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: $2,013
• Equity at exit: $17,132

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $28,328
• Equity at exit: $9,934

Cash invested: $32,172 (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 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $324

Break-even live

Break-even rent $970

Max offer price $114,900

Occupancy floor 72%

Sensitivity live

Price	-10% $389	-5% $356	+0% $324	+5% $291	+10% $259
Rent	-10% $215	-5% $269	+0% $324	+5% $378	+10% $433
Rate	-1.0pp $382	-0.5pp $353	base $324	+0.5pp $294	+1.0pp $264

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	1.10mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.18mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.18mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.18mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.19mi

Listing history 17 events

1. 2026-01-08
   status Pending
2. 2026-01-05
   historical
3. 2025-08-05
   status Pending
4. 2025-08-04
   historical
5. 2025-08-04
   historical
6. 2025-07-02
   listed $114,900
7. 2025-07-02
   listed Active
8. 2025-06-30
   historical
9. 2025-06-30
   historical
10. 2025-05-31
    price
11. 2025-05-12
    price
12. 2025-05-12
    price
13. 2025-04-17
    listed Active
14. 2024-09-03
    historical
15. 2024-09-03
    historical
16. 2024-08-30
    price
17. 2024-08-20
    listed 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: $1,386 · $116/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$209/yr (+$17/mo · 15.1%)

ⓘ 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: $16,554
• − Mortgage interest: −$6,436
• − Property taxes: −$1,386
• − Insurance: −$574
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,343
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,367/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

17 events — show timeline

• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-05 Pending — RMLSA as Distributed by MLS Grid
• 2025-08-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-02 Listed — RMLSA as Distributed by MLS Grid
• 2025-07-02 Listed $114,900 MRED as Distributed by MLS Grid
• 2025-06-30 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-31 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-12 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-12 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-17 Listed — RMLSA as Distributed by MLS Grid
• 2024-09-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-09-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-30 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-20 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,386 · +1.8% YoY. Source: county tax records.