3312 Garfield St · Clinton, IA 52732

$139,900

3 bd · 2.5 ba · 1,770 sqft · SingleFamily public records · 13 Days on market

Built 1900 7,600 sqft lot Est $221k · 37% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• 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 3312 Garfield St! This 4 bedroom, 2 bath GEM has been remodeled throughout! The enclosed front porch leads into the spacious living room flowing into the amazing kitchen complete with granite countertops. 2 bedrooms, a full bath, and a nice sized laundry room top off the main floor. The upper level offers 2 spacious bedrooms, a beautiful full bath, and balcony with river views. Plus a 2 car detached garage! Located on a dead end street and move in ready!

Key facts

• Granite countertops
• Upper level
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS LIVING ROOM
• GRANITE COUNTERTOPS
• NICE SIZED LAUNDRY ROOM
• UPPER LEVEL
• BALCONY WITH RIVER VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $126k (9.6% below list).
• Recommended offer: $126k (9.6% 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; 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 $967 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y ago; this cycle's ask is 155% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $126,499 (9.6% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.90% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $221,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3312 Garfield St	0.00mi	4/2.0 (+1)	1,770 (0%)	5mo	$135,000	$76	89
2918 Pershing Blvd	0.39mi	3/1.0	1,680 (-5%)	2mo	$75,000	$45	66
3125 Pershing Blvd	0.21mi	4/1.5 (+1)	1,675 (-5%)	9mo	$225,000	$134	64
250 36th Ave N	0.33mi	3/2.5	1,548 (-12%)	0mo	$250,000	$161	64
2711 N 2nd St St	0.54mi	3/1.5	1,695 (-4%)	2mo	$120,000	$71	62
327 30th Ave N	0.50mi	3/2.0	1,592 (-10%)	1mo	$277,000	$174	57
526 Meadowview Dr	0.60mi	3/1.5	1,893 (+7%)	2mo	$237,000	$125	54
3015 N 3rd St	0.38mi	3/1.5	1,552 (-12%)	4mo	$102,000	$66	54
522 33rd Ave N	0.56mi	4/3.0 (+1)	1,668 (-6%)	10mo	$362,500	$217	49
2823 N 3rd St	0.51mi	4/2.0 (+1)	1,979 (+12%)	4mo	$127,000	$64	46
2908 N 4th St	0.62mi	3/2.0	1,536 (-13%)	1mo	$139,150	$91	46
510 33rd Ave N	0.53mi	3/—	1,524 (-14%)	8mo	$310,000	$203	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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-16,014
• Equity at exit: $20,860

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-5,445
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $105

Break-even live

Break-even rent $1,132

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-02
   soldstatus $135,000
5. 2026-01-28
   soldstatus $135,000 Closed
6. 2026-01-28
   soldstatus $135,000 Closed
7. 2026-01-28
   soldstatus $135,000 Closed
8. 2026-01-28
   soldstatus $135,000 Closed
9. 2026-01-15
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-06
    historical
13. 2026-01-05
    historical
14. 2026-01-02
    status Pending
15. 2026-01-02
    historical
16. 2025-12-30
    status Pending
17. 2025-12-05
    listed Active
18. 2023-01-04
    historical
19. 2022-11-09
    soldstatus $35,000 Closed
20. 2022-11-09
    soldstatus $35,000
21. 2022-10-10
    historical Under Contract
22. 2022-10-06
    historical
23. 2022-10-06
    historical
24. 2022-10-05
    historical
25. 2022-10-05
    historical
26. 2022-08-30
    price $54,900
27. 2022-07-08
    listed $64,900 Active
28. 2022-07-08
    listed $54,900
29. 2021-08-06
    historical
30. 2009-09-28
    soldstatus $65,000
31. 2009-09-28
    soldstatus $65,000
32. 2008-05-15
    listed $69,500
33. 2008-05-15
    listed $69,500
34. 2006-11-28
    soldstatus $20,000
35. 2006-11-21
    listed $24,900
36. 2003-07-23
    soldstatus $33,900
37. 2003-07-23
    soldstatus $33,900
38. 2003-03-31
    listed $33,900
39. 2003-03-31
    listed $33,900

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$483/yr (+$40/mo · 39.3%)

ⓘ 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 2/10 Low
• 🌡 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: $15,180
• − Mortgage interest: −$7,837
• − Property taxes: −$1,230
• − Insurance: −$700
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,070
• Taxable loss: −$1,085
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,519/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

+298.2% since first listed

39 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-02 Sold (Public Records) $135,000 Public Records
• 2026-01-28 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2026-01-28 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2026-01-15 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Pending — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-30 Pending — MRED as Distributed by MLS Grid
• 2025-12-05 Listed — RMLSA as Distributed by MLS Grid
• 2023-01-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-11-09 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2022-11-09 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2022-10-10 Contingent — RMLSA as Distributed by MLS Grid
• 2022-10-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-10-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-08-30 Price Changed $54,900 RMLSA as Distributed by MLS Grid
• 2022-07-08 Listed $54,900 MRED as Distributed by MLS Grid
• 2022-07-08 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-09-28 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2009-09-28 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2008-05-15 Listed $69,500 RMLSA as Distributed by MLS Grid
• 2008-05-15 Listed $69,500 MRED as Distributed by MLS Grid
• 2006-11-28 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2006-11-21 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2003-07-23 Sold (MLS) $33,900 RMLSA as Distributed by MLS Grid
• 2003-07-23 Sold (MLS) $33,900 RMLSA as Distributed by MLS Grid
• 2003-03-31 Listed $33,900 RMLSA as Distributed by MLS Grid
• 2003-03-31 Listed $33,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.5%/yr

Latest (2025): $1,230 · +1.5% YoY. Source: county tax records.