335 6th Ave N · Clinton, IA 52732

$90,000

4 bd · 2.5 ba · 1,407 sqft · SingleFamily public records · 38 Days on market

Built 1900 7,492 sqft lot $64/sqft · at area comps Est $90k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• 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 MLS

3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

Key facts

• Walk in shower
• New roof
• Fenced in yard

Tags

• REMODELED FULL BATHROOM
• WALK IN SHOWER
• NEW ROOF
• NEW HEATING AND COOLING SYSTEM
• FENCED IN YARD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces; Concrete and dirt driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Built over 100 years ago; Asphalt roof; Stone foundation; Aluminum siding
• Construction: Stone foundation; Aluminum siding construction; Asphalt roof
• Exterior features: Partial fencing; Level lot; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Kitchen with laminate flooring; Range, Electric Oven, Dishwasher, Refrigerator, Freezer
• Bedrooms: 3 bedrooms (main and second levels); Bedroom dimensions include 12 x 13 (second level) and 7 x 9 (main level)
• Flooring: Hardwood flooring in living and dining areas; Laminate flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas and electric heating; Partial cooling with wall units
• Interior features: 6 total rooms; Unfinished full basement with stone/rock walls
• Laundry & utility: Main-level laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $90k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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: 1.72% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.86%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (median comp): $90,181
• List price: $90,000
• Delta: -0.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N 3rd Ave Ave	0.19mi	3/1.5 (-1)	1,527 (+8%)	4mo	$85,000	$56	64
1334 7th St NW	0.71mi	3/2.0 (-1)	1,470 (+4%)	1mo	$225,000	$153	52
325 12th Ave N	0.52mi	4/2.0	1,511 (+7%)	13mo	$195,000	$129	50
512 2nd Ave S	0.47mi	3/2.0 (-1)	1,356 (-4%)	18mo	$69,000	$51	50

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $26,691
• Equity at exit: $13,419

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $76,375
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $648

Break-even live

Break-even rent $727

Max offer price $90,000

Occupancy floor 53%

Sensitivity live

Price	-10% $699	-5% $674	+0% $648	+5% $623	+10% $597
Rent	-10% $526	-5% $587	+0% $648	+5% $709	+10% $770
Rate	-1.0pp $693	-0.5pp $671	base $648	+0.5pp $625	+1.0pp $601

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: $22,500
• Closing costs: $2,700
• 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	45d	1	1.03mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	1.04mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	1.05mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	1.05mi

Listing history 42 events

1. 2026-06-19
   days on market $90,000 Active 38 DOM
2. 2026-06-18
   days on market $90,000 Active 37 DOM
3. 2026-06-17
   days on market $90,000 Active 36 DOM
4. 2026-06-16
   days on market $90,000 Active 35 DOM
5. 2026-06-15
   days on market $90,000 Active 34 DOM
6. 2026-06-14
   days on market $90,000 Active 32 DOM
7. 2026-06-12
   days on market $90,000 Active 31 DOM
8. 2026-06-09
   days on market $90,000 Active 28 DOM
9. 2026-06-08
   days on market $90,000 Active 27 DOM
10. 2026-06-07
    days on market $90,000 Active 26 DOM
11. 2026-06-07
    days on market $90,000 Active 25 DOM
12. 2026-06-03
    days on market $90,000 Active 22 DOM
13. 2026-06-02
    days on market $90,000 Active 21 DOM
14. 2026-06-01
    days on market $90,000 Active 20 DOM
15. 2026-05-31
    days on market $90,000 Active 19 DOM
16. 2026-05-30
    days on market $90,000 Active 18 DOM
17. 2026-05-12
    listed $120,000 Active 508-char remark
18. 2023-02-28
    soldstatus $34,000 Closed 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

19. 2023-02-28
    soldstatus $34,000 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

20. 2023-01-17
    status Pending 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

21. 2022-10-25
    price $35,000 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

22. 2022-10-20
    price $37,900 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

23. 2022-10-05
    historical
24. 2022-09-29
    listed $40,900 Active 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

25. 2022-09-29
    listed $35,000 406-char remark

    Show marketing remark (406 chars)

    3 bedroom home (With a possible 4th bedroom upstairs) and / or a great income property opportunity? Take your pick with this diamond in the semi-rough? Main level includes laundry and 2 bedrooms. The 2nd story is waiting for that ambitious handy individual to give it the necessary finishing touches and make it their own or make them money as a 1 bedroom apartment. Property being Sold in As-Is condition.

26. 2022-09-23
    historical
27. 2022-09-23
    historical
28. 2022-09-14
    price
29. 2022-08-29
    listed Active
30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2021-08-06
    historical
33. 2020-12-24
    soldstatus $16,000
34. 2020-12-24
    soldstatus $16,000
35. 2020-10-27
    listed $23,500
36. 2020-10-27
    listed $23,500
37. 2015-09-02
    soldstatus $35,000
38. 2015-08-31
    soldstatus $35,000
39. 2015-08-31
    soldstatus $35,000
40. 2015-07-01
    listed $39,900
41. 2015-07-01
    listed $39,900
42. 2015-04-07
    historical

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$316/yr (+$26/mo · 40.6%)

ⓘ 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: $18,571
• − Mortgage interest: −$5,041
• − Property taxes: −$780
• − Insurance: −$450
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,618
• Taxable income: $6,710
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $6,167/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

+125.6% since first listed

27 events — show timeline

• 2026-05-28 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2026-05-12 Listed $120,000 MRED as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) $34,000 MRED as Distributed by MLS Grid
• 2023-01-17 Pending — RMLSA as Distributed by MLS Grid
• 2022-10-25 Price Changed $35,000 RMLSA as Distributed by MLS Grid
• 2022-10-20 Price Changed $37,900 RMLSA as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-29 Listed $40,900 RMLSA as Distributed by MLS Grid
• 2022-09-29 Listed $35,000 MRED as Distributed by MLS Grid
• 2022-09-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-23 Listing Removed — MRED as Distributed by MLS Grid
• 2022-09-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-08-29 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-12-24 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2020-12-24 Sold (MLS) $16,000 MRED as Distributed by MLS Grid
• 2020-10-27 Listed $23,500 RMLSA as Distributed by MLS Grid
• 2020-10-27 Listed $23,500 MRED as Distributed by MLS Grid
• 2015-09-02 Sold (Public Records) $35,000 Public Records
• 2015-08-31 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2015-08-31 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2015-07-01 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2015-07-01 Listed $39,900 MRED as Distributed by MLS Grid
• 2015-04-07 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $780 · +3.2% YoY. Source: county tax records.