3015 N 3rd St · Clinton, IA 52732

$109,900

2 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 28 Days on market

Built 1947 7,840 sqft lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• 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 to this spacious 2-story home offering flexibility, character, and plenty of room to make your own! Inside, you'll find 3 bedrooms (2 upstairs and 1 on the main level), plus a extra room on the main floor perfect for a dining area, office, or even a 4th bedroom. The heart of the home is the island kitchen, complete with appliances (included in as-is condition), that flows into the large living room-perfect for gatherings and everyday living. Convenience shines with a main level full bathroom, main floor laundry, and a handy mud room for organization. Upstairs, you'll enjoy 2 bedrooms along with a half bathroom for added functionality. A full basement provides ample storage space. Ex

Key facts

• Island kitchen
• Main floor laundry
• Finished interior

Tags

• ISLAND KITCHEN
• MAIN LEVEL FULL BATHROOM
• MAIN FLOOR LAUNDRY
• MUD ROOM
• DETACHED SHED
• FINISHED INTERIOR

Property features AI

Finance

• Other: Property not rebuilt since original construction; Built before 1978
• Financial info: Ownership: Fee simple

Exterior

• Parking: Detached garage with alley access (1 garage space, 1 total parking)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; 2-story
• Construction: Built 71–80 years ago; Vinyl siding with frame construction; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 53 x 125 x 50 x 25

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (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; 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 $760 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.02% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $250,250
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Meadowview Dr	0.26mi	3/1.5 (+1)	1,893 (-5%)	2mo	$237,000	$125	70
716 Tower Rd	0.55mi	3/2.0 (+1)	2,017 (+1%)	5mo	$195,000	$97	64
564 Scenic Dr Dr	0.37mi	3/2.0 (+1)	2,158 (+8%)	3mo	$202,000	$94	63
2731 N 11th St	0.65mi	2/2.0	2,098 (+5%)	4mo	$262,500	$125	58
3522 N 2nd St	0.39mi	3/2.0 (+1)	2,146 (+7%)	11mo	$203,500	$95	56
622 35th Avenue North Ct	0.54mi	3/2.5 (+1)	2,002 (0%)	17mo	$420,000	$210	53
565 34th Ave N	0.45mi	3/2.5 (+1)	1,896 (-5%)	12mo	$320,000	$169	53
708 Tower Rd	0.52mi	3/3.0 (+1)	1,838 (-8%)	2mo	$230,000	$125	51
354 N 29th Ave	0.22mi	3/2.0 (+1)	1,734 (-13%)	23mo	$160,000	$92	43
1106 26th Ave N	0.75mi	3/3.0 (+1)	2,072 (+4%)	9mo	$246,000	$119	43

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-11,156
• Equity at exit: $16,386

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,072
• Equity at exit: $9,502

Cash invested: $30,772 (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 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $104

Break-even live

Break-even rent $984

Max offer price $109,900

Occupancy floor 86%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-22
   listed $109,900 Active
2. 2026-02-16
   soldstatus $102,000
3. 2026-02-13
   soldstatus Closed
4. 2026-01-17
   status Pending
5. 2026-01-16
   status Active
6. 2026-01-14
   historical
7. 2026-01-09
   price $109,900
8. 2026-01-08
   status Active
9. 2026-01-05
   historical
10. 2025-11-07
    historical
11. 2025-11-07
    status Active
12. 2025-10-28
    status Pending
13. 2025-10-24
    price
14. 2025-10-06
    listed Active
15. 2022-10-06
    historical
16. 2007-07-03
    soldstatus $62,000
17. 2007-07-03
    soldstatus $62,000
18. 2007-04-02
    listed $68,000
19. 2007-04-02
    listed $68,000

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 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: $13,392
• − Mortgage interest: −$6,156
• − Property taxes: −$1,866
• − Insurance: −$550
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,197
• Taxable loss: −$520
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,373/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

+61.6% since first listed

19 events — show timeline

• 2026-05-22 Listed $109,900 MRED as Distributed by MLS Grid
• 2026-02-16 Sold (Public Records) $102,000 Public Records
• 2026-02-13 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-01-17 Pending — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-28 Pending — RMLSA as Distributed by MLS Grid
• 2025-10-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-06 Listed — RMLSA as Distributed by MLS Grid
• 2022-10-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-07-03 Sold (MLS) $62,000 RMLSA as Distributed by MLS Grid
• 2007-07-03 Sold (MLS) $62,000 MRED as Distributed by MLS Grid
• 2007-04-02 Listed $68,000 RMLSA as Distributed by MLS Grid
• 2007-04-02 Listed $68,000 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,866 · +1.9% YoY. Source: county tax records.