2386 Chancy St · Clinton, IA 52732

$135,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 6 Days on market

Built 1924 6,534 sqft lot Est $126k · 7% over

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Why this score? — see what drove the D+ 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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of charm and character, this adorable 1-story home is ready to welcome its next owner! Inside you'll find 2 bedrooms, 2 bathrooms, and a non-conforming 3rd bedroom in the basement. The updated kitchen features newer appliances. The home also has beautiful original wood work throughout! Updates include a new furnace installed in 2025 and new bathroom to the lower level completed in 2025. Outside you will be greeted with a newer concrete patio that was done in 2018, perfect for summer nights! It also has a 2 car detached garage that was built in 2017. You wont want to miss this one, schedule your showing today!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Finance

• HOA & community: No master association required

Exterior

• Parking: Detached concrete garage (2-car capacity); Space for 2 total vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding and wood siding exterior; Asphalt roof; Block foundation
• Exterior features: Patio; Level lot (less than 1/4 acre)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Range hood
• Bedrooms: Master bedroom on the main level (approx. 9 x 13) with hardwood flooring; Second bedroom on the main level (approx. 9 x 10) with hardwood flooring; Additional bedroom in the basement (approx. 10 x 11)
• Flooring: Hardwood flooring in living areas and bedrooms; Luxury vinyl flooring in the kitchen
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished full basement; 6 total rooms
• Laundry & utility: Main-level laundry (5 x 7), laundry hookups located in a bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $131k (3.0% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for 1% rule.

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; 5 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

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,941 (3.0% below list)

Questions for the listing agent

1. Built in 1924 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $125,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 S 10th St	0.61mi	2/1.0	1,164 (-1%)	1mo	$125,000	$107	69
2401 Prospect Ave	0.09mi	3/2.0 (+1)	1,044 (-11%)	3mo	$110,000	$105	66
1626 25th Ave S	0.53mi	2/2.0	1,168 (-0%)	6mo	$142,000	$122	65
2410 Barker St	0.14mi	3/2.0 (+1)	1,320 (+12%)	3mo	$160,000	$121	61
1115 S 12th St	0.69mi	3/1.5 (+1)	1,175 (+0%)	2mo	$87,000	$74	59
837 14th Ave S	0.73mi	2/1.0	1,098 (-6%)	3mo	$79,500	$72	52
1016 13th Ave S	0.69mi	2/2.0	1,216 (+4%)	11mo	$135,000	$111	48
1660 27th Ave S	0.62mi	3/1.5 (+1)	1,232 (+5%)	11mo	$157,500	$128	47
1615 Iowa Ave	0.62mi	2/1.0	1,296 (+10%)	11mo	$57,500	$44	44
912 13th Ave S	0.75mi	3/1.0 (+1)	1,048 (-11%)	11mo	$75,000	$72	33
1148 Briarcliff Ln	0.68mi	3/1.0 (+1)	1,332 (+14%)	10mo	$85,000	$64	32
1030 Grandview Dr	0.73mi	3/2.0 (+1)	1,024 (-13%)	6mo	$125,000	$122	30

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-14,473
• Equity at exit: $20,129

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,040
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$708
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $116

Break-even live

Break-even rent $1,162

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $192	-5% $154	+0% $116	+5% $78	+10% $40
Rent	-10% $13	-5% $64	+0% $116	+5% $168	+10% $220
Rate	-1.0pp $184	-0.5pp $150	base $116	+0.5pp $81	+1.0pp $45

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.94mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.38mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.38mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.39mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.39mi

Listing history 6 events

1. 2026-06-12
   statusdays on market $135,000 Pending 6 DOM
2. 2026-06-09
   days on market $135,000 Active 5 DOM
3. 2026-06-08
   days on market $135,000 Active 4 DOM
4. 2026-06-07
   days on market $135,000 Active 3 DOM
5. 2026-06-07
   remarks 621-char remark
6. 2026-06-07
   listed $135,000 Active 2 DOM

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$135/yr (+$11/mo · 7.3%)

ⓘ 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: $15,713
• − Mortgage interest: −$7,562
• − Property taxes: −$1,850
• − Insurance: −$675
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,927
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,588/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

+141.5% since first listed

15 events — show timeline

• 2026-06-04 Listed $135,000 MRED as Distributed by MLS Grid
• 2024-12-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-12-08 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-10-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-09-29 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-06-22 Sold (Public Records) $110,000 Public Records
• 2021-06-22 Sold (Public Records) $110,000 Public Records
• 2021-06-18 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2021-06-18 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2021-05-02 Listed $125,000 MRED as Distributed by MLS Grid
• 2021-05-02 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2006-11-06 Sold (MLS) $54,500 RMLSA as Distributed by MLS Grid
• 2006-09-27 Listed $55,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,850 · +1.6% YoY. Source: county tax records.