318 2nd Ave S · Clinton, IA 52732

$99,900

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 102 Days on market

Built 1900 7,000 sqft lot $62/sqft · 30% above area Est $76k · 31% over ↓ 9% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Experience city living at its finest in this two story single family home close to the downtown area. Inside this home you'll find many updates along with some of the original architecture. This 3 bedroom 2 bath home is just waiting for its new owner to come in and add their personal touch. Over the years, this home has seen many updates such as roof, siding , interior remodel and most recently hot water heater. The long driveway leading to the two car garage and workshop is perfect for all your parking needs. The garage featuring double doors can be accessed from the driveway or the alley making it easy to pull cars in and out. With city life just outside your doorstep, this home offers a lifestyle that's perfect for anyone. Schedule your tour today.

Key facts

• Interior remodel
• Siding updates
• Roof updates

Tags

• TWO STORY
• ORIGINAL ARCHITECTURE
• ROOF UPDATES
• SIDING UPDATES
• INTERIOR REMODEL
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($91k) 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: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $76,309
• List price: $99,900
• Delta: 30.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N 3rd Ave Ave	0.27mi	3/1.5	1,527 (-5%)	4mo	$85,000	$56	74
700 N 3rd St	0.48mi	4/2.0 (+1)	1,722 (+7%)	2mo	$86,000	$50	55
501 Woodland Dr	0.68mi	3/2.0	1,707 (+6%)	0mo	$217,000	$127	53
210 N 5th St	0.32mi	4/1.5 (+1)	1,840 (+15%)	5mo	$50,000	$27	50
742 7th Ave S	0.74mi	2/1.0 (-1)	1,676 (+4%)	6mo	$85,000	$51	48
218 Adams Pl	0.48mi	2/1.0 (-1)	1,538 (-4%)	21mo	$89,900	$58	48
704 9th Ave S	0.73mi	3/1.0	1,740 (+8%)	5mo	$37,500	$22	48

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $7,368
• Equity at exit: $14,895

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $36,683
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $370

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.24mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.69mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.69mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.70mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.70mi

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 102 DOM
2. 2026-06-18
   days on market $99,900 Active 101 DOM
3. 2026-06-17
   days on market $99,900 Active 100 DOM
4. 2026-06-16
   days on market $99,900 Active 99 DOM
5. 2026-06-15
   days on market $99,900 Active 98 DOM
6. 2026-06-14
   days on market $99,900 Active 96 DOM
7. 2026-06-12
   days on market $99,900 Active 95 DOM
8. 2026-06-09
   days on market $99,900 Active 92 DOM
9. 2026-06-08
   days on market $99,900 Active 91 DOM
10. 2026-06-07
    days on market $99,900 Active 90 DOM
11. 2026-06-07
    days on market $99,900 Active 89 DOM
12. 2026-06-03
    days on market $99,900 Active 86 DOM
13. 2026-06-02
    days on market $99,900 Active 85 DOM
14. 2026-06-01
    days on market $99,900 Active 84 DOM
15. 2026-05-31
    days on market $99,900 Active 83 DOM
16. 2026-05-30
    days on market $99,900 Active 82 DOM
17. 2026-05-08
    price $99,900 767-char remark

    Show marketing remark (767 chars)

    Experience city living at its finest in this two story single family home close to the downtown area. Inside this home you'll find many updates along with some of the original architecture. This 3 bedroom 2 bath home is just waiting for its new owner to come in and add their personal touch. Over the years, this home has seen many updates such as roof, siding , interior remodel and most recently hot water heater. The long driveway leading to the two car garage and workshop is perfect for all your parking needs. The garage featuring double doors can be accessed from the driveway or the alley making it easy to pull cars in and out. With city life just outside your doorstep, this home offers a lifestyle that's perfect for anyone. Schedule your tour today.

18. 2026-04-13
    price $105,000 767-char remark

    Show marketing remark (767 chars)

    Experience city living at its finest in this two story single family home close to the downtown area. Inside this home you'll find many updates along with some of the original architecture. This 3 bedroom 2 bath home is just waiting for its new owner to come in and add their personal touch. Over the years, this home has seen many updates such as roof, siding , interior remodel and most recently hot water heater. The long driveway leading to the two car garage and workshop is perfect for all your parking needs. The garage featuring double doors can be accessed from the driveway or the alley making it easy to pull cars in and out. With city life just outside your doorstep, this home offers a lifestyle that's perfect for anyone. Schedule your tour today.

19. 2026-03-09
    listed $110,000 Active 767-char remark

    Show marketing remark (767 chars)

    Experience city living at its finest in this two story single family home close to the downtown area. Inside this home you'll find many updates along with some of the original architecture. This 3 bedroom 2 bath home is just waiting for its new owner to come in and add their personal touch. Over the years, this home has seen many updates such as roof, siding , interior remodel and most recently hot water heater. The long driveway leading to the two car garage and workshop is perfect for all your parking needs. The garage featuring double doors can be accessed from the driveway or the alley making it easy to pull cars in and out. With city life just outside your doorstep, this home offers a lifestyle that's perfect for anyone. Schedule your tour today.

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$450/yr (+$38/mo · 67.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 50% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $15,059
• − Mortgage interest: −$5,596
• − Property taxes: −$668
• − Insurance: −$500
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,906
• Taxable income: $2,980
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,727/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

-9.2% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-04-13 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2026-03-09 Listed $110,000 MRED as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2025): $668 · +3.7% YoY. Source: county tax records.