1001 S 16th St · Clarinda, IA 51632

$79,000

2 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 65 Days on market

Built 1900 0.25 ac lot $49/sqft · 47% below area Est $148k · 47% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a place that's move-in ready without a honey-do list a mile long? This cozy two-bedroom, one-bathroom home is freshly updated and move-in ready. . We're talking new flooring throughout, fresh drywall, updated ceiling lights and ceiling fans, and a brand new hot water heater. The open floor plan creates a spacious feel that works well for everyday living and casual entertaining alike. Step outside to a fenced-in yard that provides a perfect setup for pets to roam freely and safely. Here's where it gets especially appealing — this home sits on a generous corner double parcel lot, offering plenty of room to make your own. Whether you envision a garden, a fire pit area, or simply wide open green space, the possibilities are all there. The single car garage features a solid concrete floor, giving you covered parking along with practical storage space. The centrally location on one of beautiful Clarinda's main streets makes those daily errands and getting around town effortless. This property is newly listed so call today and schedule a showing before someone else does! Price Reduced!

Key facts

• Fresh drywall
• New flooring
• New hot water heater

Tags

• NEW FLOORING
• FRESH DRYWALL
• UPDATED CEILING LIGHTS
• UPDATED CEILING FANS
• NEW HOT WATER HEATER
• FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.4% in Clarinda — 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 73/100 on livability (#289 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Clarinda Community School District (town): math 61% / reading 59% proficiency, ranked #249 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 25 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Page County population projected at -12% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $148,069
• List price: $79,000
• Delta: -46.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 E Division St	0.16mi	3/2.0 (+1)	1,512 (-6%)	19mo	$180,000	$119	58
322 S 15th St	0.46mi	2/1.0	1,648 (+3%)	19mo	$80,300	$49	58
223 W Division St	0.20mi	2/3.0	1,422 (-11%)	9mo	$140,000	$98	57
615 W Boundary St	0.36mi	3/1.0 (+1)	1,440 (-10%)	8mo	$200,000	$139	54
317 E Willow St	0.28mi	3/2.5 (+1)	1,526 (-5%)	17mo	$150,000	$98	54
209 W Clark St	0.32mi	2/2.0	1,384 (-14%)	11mo	$175,000	$126	49
613 S 13th St	0.32mi	3/1.0 (+1)	1,788 (+12%)	20mo	$125,000	$70	44
315 W Main St	0.70mi	3/1.0 (+1)	1,783 (+11%)	4mo	$30,000	$17	40
500 W Stuart St	0.64mi	3/1.0 (+1)	1,390 (-13%)	4mo	$104,000	$75	40

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,152
• Equity at exit: $11,779

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $19,014
• Equity at exit: $6,830

Cash invested: $22,120 (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 51632

• Home prices YoY: -2.6%
• Active inventory: 43
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $219

Break-even live

Break-even rent $694

Max offer price $79,000

Occupancy floor 72%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-01
   price $89,900 1113-char remark

   Show marketing remark (1113 chars)

   Looking for a place that's move-in ready without a honey-do list a mile long? This cozy two-bedroom, one-bathroom home is freshly updated and move-in ready. . We're talking new flooring throughout, fresh drywall, updated ceiling lights and ceiling fans, and a brand new hot water heater. The open floor plan creates a spacious feel that works well for everyday living and casual entertaining alike. Step outside to a fenced-in yard that provides a perfect setup for pets to roam freely and safely. Here's where it gets especially appealing — this home sits on a generous corner double parcel lot, offering plenty of room to make your own. Whether you envision a garden, a fire pit area, or simply wide open green space, the possibilities are all there. The single car garage features a solid concrete floor, giving you covered parking along with practical storage space. The centrally location on one of beautiful Clarinda's main streets makes those daily errands and getting around town effortless. This property is newly listed so call today and schedule a showing before someone else does! Price Reduced!

2. 2026-03-21
   listed $94,500 Active 1113-char remark

   Show marketing remark (1113 chars)

   Looking for a place that's move-in ready without a honey-do list a mile long? This cozy two-bedroom, one-bathroom home is freshly updated and move-in ready. . We're talking new flooring throughout, fresh drywall, updated ceiling lights and ceiling fans, and a brand new hot water heater. The open floor plan creates a spacious feel that works well for everyday living and casual entertaining alike. Step outside to a fenced-in yard that provides a perfect setup for pets to roam freely and safely. Here's where it gets especially appealing — this home sits on a generous corner double parcel lot, offering plenty of room to make your own. Whether you envision a garden, a fire pit area, or simply wide open green space, the possibilities are all there. The single car garage features a solid concrete floor, giving you covered parking along with practical storage space. The centrally location on one of beautiful Clarinda's main streets makes those daily errands and getting around town effortless. This property is newly listed so call today and schedule a showing before someone else does! Price Reduced!

3. 2024-06-20
   soldstatus $65,000
4. 2024-06-10
   soldstatus $61,000 Closed 882-char remark

   Show marketing remark (882 chars)

   Introducing 1001 S. 16th Clarinda, Iowa - a charming bungalow with endless possibilities for economic living. This two-bedroom, one-bath home features an open floor plan, offering a spacious and versatile living space. Situated on an extra lot, this property comes with a garage, providing ample storage space for your vehicles and belongings. With a little tender love and care (TLC), this bungalow has the potential to become your dream home. Whether you're a first-time homebuyer looking for an affordable option or an investor seeking a property with great potential, 1001 S. 16th Clarinda is an excellent opportunity. Unlock the possibilities and make this house your own. Don't miss out on this chance to create an economic and comfortable living space in the heart of Clarinda, Iowa. Contact us today to schedule a viewing and explore the potential of this charming bungalow.

5. 2024-04-26
   status Pending 882-char remark

   Show marketing remark (882 chars)

   Introducing 1001 S. 16th Clarinda, Iowa - a charming bungalow with endless possibilities for economic living. This two-bedroom, one-bath home features an open floor plan, offering a spacious and versatile living space. Situated on an extra lot, this property comes with a garage, providing ample storage space for your vehicles and belongings. With a little tender love and care (TLC), this bungalow has the potential to become your dream home. Whether you're a first-time homebuyer looking for an affordable option or an investor seeking a property with great potential, 1001 S. 16th Clarinda is an excellent opportunity. Unlock the possibilities and make this house your own. Don't miss out on this chance to create an economic and comfortable living space in the heart of Clarinda, Iowa. Contact us today to schedule a viewing and explore the potential of this charming bungalow.

6. 2024-03-18
   listed $69,900 Active 882-char remark

   Show marketing remark (882 chars)

   Introducing 1001 S. 16th Clarinda, Iowa - a charming bungalow with endless possibilities for economic living. This two-bedroom, one-bath home features an open floor plan, offering a spacious and versatile living space. Situated on an extra lot, this property comes with a garage, providing ample storage space for your vehicles and belongings. With a little tender love and care (TLC), this bungalow has the potential to become your dream home. Whether you're a first-time homebuyer looking for an affordable option or an investor seeking a property with great potential, 1001 S. 16th Clarinda is an excellent opportunity. Unlock the possibilities and make this house your own. Don't miss out on this chance to create an economic and comfortable living space in the heart of Clarinda, Iowa. Contact us today to schedule a viewing and explore the potential of this charming bungalow.

7. 2004-05-05
   soldstatus $41,200
8. 2002-03-12
   soldstatus $25,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$16/yr (+$1/mo · 1.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,646
• − Mortgage interest: −$4,425
• − Property taxes: −$1,208
• − Insurance: −$395
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,298
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,276/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: Clarinda Community School District
• NCES district ID: 1907350
• Math proficiency: 61% ▲ 2.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $46,371
• Composite: 50.74/100
• National rank: #1814
• State rank: #249 of 289 in IA

Livability — Clarinda

• Score: 73/100
• State rank: #289
• US rank: #5589

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarinda, IA
• City population: 6,682
• Population (ZIP): 6,682

Population outlook (Page County) Hauer SSP2

• Today (2025): 15,052 people
• By 2030: 14,709 · -2.3%
• By 2040: 13,981 · -7.1%
• By 2050: 13,302 · -11.6%
• By 2075: 11,678 · -22.4%
• By 2100: 9,213 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -19.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+43.0 2016: R+44.1 2012: R+24.9 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.86%
• Current HPI: 179.9325
• Rent YoY: —
• Metro: —
• 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

+259.6% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $89,900 IAR
• 2026-03-21 Listed $94,500 IAR
• 2024-06-20 Sold (Public Records) $65,000 Public Records
• 2024-06-10 Sold (MLS) $61,000 IAR
• 2024-04-26 Pending — IAR
• 2024-03-18 Listed $69,900 IAR
• 2004-05-05 Sold (Public Records) $41,200 Public Records
• 2002-03-12 Sold (Public Records) $25,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,208 · -5.3% YoY. Source: county tax records.