2707 Pershing Blvd · Clinton, IA 52732

$125,000

3 bd · 1.5 ba · 1,684 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,098 sqft lot Est $210k · 41% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• 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

Spacious 4 bedroom home in Clinton's northend! The main floor features a large front room, another large living room (or formal dining room), one of the bedrooms with adjacent half bathroom, and an eat-in kitchen. The upstairs features 3 bedrooms and the full bathroom. The laundry is located in the neat and clean basement. There is a nice side porch and space in the backyard for gardening or play. Detached 1 car garage off alley, plus additional off-street parking in back. Improvements over time include new roof and new siding (approx. 2020), vinyl windows throughout, some updated plumbing, painting, and all new carpeting upstairs.

Key facts

• Space for gardening
• Eat-in kitchen
• Side porch

Tags

• EAT-IN KITCHEN
• NEAT AND CLEAN BASEMENT
• SIDE PORCH
• SPACE FOR GARDENING
• DETACHED GARAGE
• NEW ROOF

Property features AI

Finance

• Other: Property not currently leased; Directions: From N 3rd St/HWY 67, turn East onto 28th Ave N. Turn South onto Pershing Blvd.
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage with one garage space; Additional gravel/off-alley parking; total parking for one vehicle; No attached garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Owned fee simple; Built more than 100 years ago; Living area and size information from assessor
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Built before 1978
• Exterior features: Front porch; Level lot (50 x 125)

Interior

• Kitchen: Range; Refrigerator; Kitchen/dining combo
• Bedrooms: Four bedrooms (master and living-level bedroom on the main floor; additional bedrooms on the second floor)
• Flooring: Carpet in multiple living areas and bedrooms; Luxury vinyl in the kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Seven total rooms; Unfinished partial basement
• Laundry & utility: Basement laundry room (8 x 8); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $125k (0.1% below list).
• Recommended offer: $125k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 6.7% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL) — zoned schools at 54% FRL track the district average.
• 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 $864 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $124,930

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: 1.00% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $210,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 N 2nd St St	0.07mi	3/1.5	1,695 (+1%)	2mo	$120,000	$71	94
2918 Pershing Blvd	0.21mi	3/1.0	1,680 (-0%)	2mo	$75,000	$45	86
327 30th Ave N	0.33mi	3/2.0	1,592 (-6%)	1mo	$277,000	$174	72
3015 N 3rd St	0.33mi	3/1.5	1,552 (-8%)	4mo	$102,000	$66	68
2908 N 4th St	0.34mi	3/2.0	1,536 (-9%)	1mo	$139,150	$91	66
526 Meadowview Dr	0.48mi	3/1.5	1,893 (+12%)	2mo	$237,000	$125	55
3312 Garfield St	0.57mi	4/2.0 (+1)	1,770 (+5%)	5mo	$135,000	$76	54
510 33rd Ave N	0.60mi	3/—	1,524 (-10%)	8mo	$310,000	$203	50
250 36th Ave N	0.71mi	3/2.5	1,548 (-8%)	0mo	$250,000	$161	49
708 Tower Rd	0.74mi	3/3.0	1,838 (+9%)	2mo	$230,000	$125	42
613 33rd Ave N	0.73mi	4/3.0 (+1)	1,562 (-7%)	5mo	$300,000	$192	39
1015 Buell Ave	0.73mi	3/3.0	1,515 (-10%)	6mo	$165,000	$109	38

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,627
• Equity at exit: $18,638

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,411
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $183

Break-even live

Break-even rent $1,018

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   days on market $125,000 Active 2 DOM
3. 2026-06-17
   remarks 639-char remark
4. 2026-06-17
   listed $125,000 Active 1 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: $1,158 · $96/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$402/yr (+$34/mo · 34.7%)

ⓘ 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: $14,992
• − Mortgage interest: −$7,002
• − Property taxes: −$1,158
• − Insurance: −$625
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,636
• Taxable income: $172
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,153/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

1 event — show timeline

• 2026-06-16 Listed $125,000 MRED as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $1,158 · -16.3% YoY. Source: county tax records.