747 1st Ave · Clinton, IA 52732

$70,000

2 bd · 1.5 ba · 996 sqft · SingleFamily public records · 50 Days on market

Built 1900 5,320 sqft lot $70/sqft · 26% above area Est $55k · 26% over

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY RANCH HOME THAT OFFERS WOULD FLOORING THROUGH OUT, MOSTLY MAIN LEVEL LIVING W/ LAUNDRY IN BASEMENT, EAT IN KITCHEN WITH STAINLESS STEEL FRIDGE AND GAS STOVE, 2 BEDROOMS AND ONE DEN THAT IS BEING USED AS A BEDROOM. FRONT ENCLOSED SUN PORCH GIVES A NICE SPOT FOR PLANTS IN THE SUMMER MONTHS AND COAT CLOSET IN THE COOLER MONTHS, BACK SIDE PORCH GIVES EXTRA STORAGE AND PANTRY AREA ALSO GOES OUT TO COVERED PATIO AND BACK YARD W/ CONCRETE DRIVEWAY AND ALLEY ACCESS.

Key facts

• Main level living
• Eat in kitchen
• Laundry in basement

Tags

• MAIN LEVEL LIVING
• LAUNDRY IN BASEMENT
• EAT IN KITCHEN
• STAINLESS STEEL FRIDGE
• GAS STOVE
• FRONT ENCLOSED SUN PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Jefferson Elementary School (math 57% / reading 47%, grade C-, #494 of 616 statewide, top 83%, 343 students, 79% FRL); 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).
• Market conditions: 246 active listings in the ZIP; 3 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 is only 15% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 17% 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.11% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $55,423
• List price: $70,000
• Delta: 26.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 S 8th St	0.52mi	2/1.0	988 (-1%)	3mo	$92,700	$94	70
1213 3rd Ave N	0.55mi	2/2.0	1,020 (+2%)	3mo	$135,000	$132	66
1212 2nd Ave S	0.56mi	3/2.0 (+1)	1,008 (+1%)	2mo	$118,000	$117	64
204 Adams Pl	0.20mi	2/1.0	847 (-15%)	1mo	$78,400	$93	63
515 1st Ave	0.38mi	2/1.0	917 (-8%)	6mo	$96,500	$105	62
620 N 4th St	0.73mi	2/2.0	1,000 (+0%)	6mo	$52,980	$53	58
505 Highview Dr	0.66mi	3/2.0 (+1)	957 (-4%)	3mo	$155,000	$162	54
504 N 4th St	0.66mi	2/1.0	921 (-8%)	2mo	$60,000	$65	53
624 9th Ave S	0.63mi	3/3.0 (+1)	1,016 (+2%)	5mo	$37,500	$37	52
113 N 6th St	0.28mi	3/1.0 (+1)	1,142 (+15%)	6mo	$48,000	$42	50
533 6th Ave N	0.57mi	1/1.0 (-1)	1,088 (+9%)	1mo	$39,900	$37	50
312 N 3rd St	0.70mi	3/1.0 (+1)	1,114 (+12%)	7mo	$45,500	$41	35

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,589
• Equity at exit: $10,437

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $9,038
• Equity at exit: $6,052

Cash invested: $19,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $137

Break-even live

Break-even rent $604

Max offer price $70,000

Occupancy floor 77%

Sensitivity live

Price	-10% $177	-5% $157	+0% $137	+5% $118	+10% $98
Rent	-10% $76	-5% $107	+0% $137	+5% $168	+10% $199
Rate	-1.0pp $173	-0.5pp $155	base $137	+0.5pp $119	+1.0pp $101

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	45d	1	0.38mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	45d	1	0.64mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	45d	1	0.80mi

Listing history 8 events

1. 2026-05-08
   status Pending 469-char remark

   Show marketing remark (306 chars)

   Well maintained Ranch Home that offers mostly main level living with laundry in the basement large eat in kitchen wood floors throughout front side den can be used as a bedroom and is being used as a bedroom now all appliances are included all access with back parking off back yard and covered side patio.

2. 2026-05-08
   status Pending 306-char remark

   Show marketing remark (306 chars)

   Well maintained Ranch Home that offers mostly main level living with laundry in the basement large eat in kitchen wood floors throughout front side den can be used as a bedroom and is being used as a bedroom now all appliances are included all access with back parking off back yard and covered side patio.

3. 2026-03-18
   listed $70,000 Active 469-char remark

   Show marketing remark (306 chars)

   Well maintained Ranch Home that offers mostly main level living with laundry in the basement large eat in kitchen wood floors throughout front side den can be used as a bedroom and is being used as a bedroom now all appliances are included all access with back parking off back yard and covered side patio.

4. 2026-03-18
   listed $70,000 Active 306-char remark

   Show marketing remark (306 chars)

   Well maintained Ranch Home that offers mostly main level living with laundry in the basement large eat in kitchen wood floors throughout front side den can be used as a bedroom and is being used as a bedroom now all appliances are included all access with back parking off back yard and covered side patio.

5. 2008-09-30
   soldstatus $59,900
6. 2008-09-30
   soldstatus $59,900
7. 2008-05-12
   listed $59,900
8. 2008-05-12
   listed $59,900

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$64/yr (+$5/mo · 6.6%)

ⓘ 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 ≥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: $9,333
• − Mortgage interest: −$3,921
• − Property taxes: −$970
• − Insurance: −$350
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$2,036
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,513/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

+16.9% since first listed

8 events — show timeline

• 2026-05-08 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Pending — NWIAR
• 2026-03-18 Listed $70,000 NWIAR
• 2026-03-18 Listed $70,000 MRED as Distributed by MLS Grid
• 2008-09-30 Sold (MLS) $59,900 MRED as Distributed by MLS Grid
• 2008-09-30 Sold (MLS) $59,900 RMLSA as Distributed by MLS Grid
• 2008-05-12 Listed $59,900 MRED as Distributed by MLS Grid
• 2008-05-12 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2025): $970 · +2.1% YoY. Source: county tax records.