2313 N 7th St · Clinton, IA 52732

$29,900

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 85 Days on market

Built 1900 10,528 sqft lot $29/sqft · 62% below area ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Looking for a summer project or to add to your investment portfolio? Here is a great north end property with tons of potential! The floorplan offers a spacious living room, dining room, eat in kitchen, 2 bedrooms, full bath, workroom, and porch. Sitting on 2 lots with alley access, there is plenty of space for a garage or future expansion. Call us today to schedule a showing!

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.1% 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; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.51% ✓
• Cap rate: 30.14%
• Cash-on-cash: 85.17%
• DSCR: 4.79
• GRM: 2.4

CMA / ARV

• ARV (median comp): $78,516
• List price: $29,900
• Delta: -61.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 23rd Ave N	0.20mi	3/1.5 (+1)	1,040 (-0%)	8mo	$148,000	$142	76
722 Main Ave	0.16mi	3/1.0 (+1)	988 (-5%)	5mo	$25,000	$25	75
1919 N 7th St	0.25mi	2/1.5	1,182 (+13%)	4mo	$67,000	$57	61
2015 Garfield St	0.56mi	2/1.0	1,130 (+8%)	1mo	$8,000	$7	59
1614 Pershing Blvd	0.62mi	3/1.0 (+1)	1,018 (-2%)	6mo	$123,500	$121	57
339 29th Ave N	0.59mi	3/1.0 (+1)	1,096 (+5%)	3mo	$130,000	$119	57
511 16th Ave N	0.60mi	3/1.0 (+1)	1,106 (+6%)	6mo	$62,000	$56	52
1619 Pershing Blvd	0.62mi	2/1.0	961 (-8%)	9mo	$105,000	$109	51
718 17th Ave N	0.48mi	2/1.5	1,192 (+14%)	2mo	$100,000	$84	50
2819 N 3rd St	0.61mi	2/2.0	1,160 (+11%)	1mo	$144,900	$125	48
1522 N 4th St	0.63mi	2/1.0	921 (-12%)	6mo	$64,000	$69	46
1123 N 27th Ave	0.46mi	3/2.5 (+1)	1,176 (+13%)	2mo	$240,000	$204	44

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: 85.6%
• Equity multiple: 4.95×
• Total profit: $33,030
• Equity at exit: $4,458

10-year hold

• IRR: 88.8%
• Equity multiple: 10.27×
• Total profit: $77,623
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $594

Break-even live

Break-even rent $296

Max offer price $29,900

Occupancy floor 38%

Sensitivity live

Price	-10% $611	-5% $603	+0% $594	+5% $586	+10% $577
Rent	-10% $511	-5% $553	+0% $594	+5% $636	+10% $677
Rate	-1.0pp $609	-0.5pp $602	base $594	+0.5pp $586	+1.0pp $579

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $29,900 Active 85 DOM
2. 2026-06-18
   days on market $29,900 Active 84 DOM
3. 2026-06-17
   days on market $29,900 Active 83 DOM
4. 2026-06-16
   days on market $29,900 Active 82 DOM
5. 2026-06-15
   days on market $29,900 Active 81 DOM
6. 2026-06-14
   days on market $29,900 Active 79 DOM
7. 2026-06-12
   pricedays on market $29,900 Active 78 DOM
8. 2026-06-09
   days on market $35,000 Active 75 DOM
9. 2026-06-08
   days on market $35,000 Active 74 DOM
10. 2026-06-07
    days on market $35,000 Active 73 DOM
11. 2026-06-07
    days on market $35,000 Active 72 DOM
12. 2026-06-03
    days on market $35,000 Active 69 DOM
13. 2026-06-02
    days on market $35,000 Active 68 DOM
14. 2026-06-01
    days on market $35,000 Active 67 DOM
15. 2026-05-31
    days on market $35,000 Active 66 DOM
16. 2026-05-30
    days on market $35,000 Active 65 DOM
17. 2026-05-15
    price $35,000 378-char remark

    Show marketing remark (378 chars)

    Looking for a summer project or to add to your investment portfolio? Here is a great north end property with tons of potential! The floorplan offers a spacious living room, dining room, eat in kitchen, 2 bedrooms, full bath, workroom, and porch. Sitting on 2 lots with alley access, there is plenty of space for a garage or future expansion. Call us today to schedule a showing!

18. 2026-03-26
    listed $39,900 Active 378-char remark

    Show marketing remark (378 chars)

    Looking for a summer project or to add to your investment portfolio? Here is a great north end property with tons of potential! The floorplan offers a spacious living room, dining room, eat in kitchen, 2 bedrooms, full bath, workroom, and porch. Sitting on 2 lots with alley access, there is plenty of space for a garage or future expansion. Call us today to schedule a showing!

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/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: $12,576
• − Mortgage interest: −$1,675
• − Property taxes: −$774
• − Insurance: −$150
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$870
• Taxable income: $7,096
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $5,427/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

-12.3% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2026-03-26 Listed $39,900 MRED as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $774 · +1.3% YoY. Source: county tax records.