630 6th Ave · Clinton, IA 52732

$75,900

4 bd · 2.0 ba · — sqft · MultiFamily · 16 Days on market

Built 1900 Fair condition 4,480 sqft lot Est $81k · 7% under

---

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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity. Tenants pay all utilities. Lower unit pays $700. Upper unit pays $800. Kitchen appliances included. Currently managed by ProManage Realty LLC.

Key facts

• 4,480 sq ft lot
• Built 1900
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.5% 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; 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).
• This rent runs 43% 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 $525 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,761 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.90% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.56%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $81,235
• List price: $75,900
• Delta: -6.57%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 4th Ave S	0.12mi	4/2.0	2,018	3mo	$99,000	$49	79
653 2nd Ave S	0.28mi	5/2.0 (+1)	—	2mo	$65,000	—	68
708 7th Ave S	0.12mi	3/3.0 (-1)	2,328	18mo	$75,000	$32	58
322 1st Ave	0.59mi	4/2.0	—	3mo	$90,000	—	57

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: 68.0%
• Equity multiple: 4.06×
• Total profit: $65,071
• Equity at exit: $11,317

10-year hold

• IRR: 72.2%
• Equity multiple: 8.36×
• Total profit: $156,381
• Equity at exit: $6,562

Cash invested: $21,252 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,214

Break-even live

Break-even rent $664

Max offer price $75,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,267	-5% $1,240	+0% $1,214	+5% $1,188	+10% $1,162
Rent	-10% $1,040	-5% $1,127	+0% $1,214	+5% $1,301	+10% $1,388
Rate	-1.0pp $1,252	-0.5pp $1,234	base $1,214	+0.5pp $1,195	+1.0pp $1,175

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,202
Total (2 units)			$2,201

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.48mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.48mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.49mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.49mi
806 15th Ave S Clinton, IA	3.0	1.0	—	$975	—	45d	1	0.70mi

Listing history 3 events

1. 2026-05-07
   status Pending 172-char remark

   Show marketing remark (172 chars)

   Great investment opportunity. Tenants pay all utilities. Lower unit pays $700. Upper unit pays $800. Kitchen appliances included. Currently managed by ProManage Realty LLC.

2. 2026-04-21
   listed $75,900 Active 172-char remark

   Show marketing remark (172 chars)

   Great investment opportunity. Tenants pay all utilities. Lower unit pays $700. Upper unit pays $800. Kitchen appliances included. Currently managed by ProManage Realty LLC.

3. 2021-08-06
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $26,412
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$2,208
• Taxable income: $14,208
• Est. tax owed @ 24.0%: −$3,410
• After-tax cash flow: $11,161/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including exterior painting, roof replacement, and HVAC upgrade, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major interior walls/paint — No visible interior, but age is implied
• Major windows — No visible windows, but age is implied
• Major foundation/structure — No visible foundation, but age is implied
• Major HVAC/mechanicals — No visible HVAC, but age is implied
• Major landscaping/curb appeal — No visible landscaping, but age is implied

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both roof replacement — Improves structural integrity and value
• Both HVAC upgrade — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is implied	Major	$15,000–50,000
windows · No visible windows, but age is implied	Major	$15,000–50,000
foundation/structure · No visible foundation, but age is implied	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC, but age is implied	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both roof replacement — Improves structural integrity and value ↑
• Both HVAC upgrade — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Listed $75,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid