842 13th Ave S · Clinton, IA 52732

$45,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 38 Days on market

Built 1889 0.32 ac lot $29/sqft · 45% below area Est $83k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Lovely 3 bedroom home with plenty of updates. Some new appliances including washer, dryer, and stove. New paint and new flooring in the bathroom and kitchen. Plenty of potential with this one!

Key facts

• Extra lot
• Spacious kitchen
• Main level bathroom

Tags

• EXTRA LOT
• NEW ROOF
• SPACIOUS KITCHEN
• MAIN LEVEL BATHROOM
• LAUNDRY

Property features AI

Finance

• HOA & community: No master association fees (not required)

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Home is older than 100 years; Built before 1978
• Construction: Aluminum siding; Stone foundation; Asphalt roof
• Exterior features: Level lot; Lot size approximately 0.25–0.49 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms (master bedroom on main level, two additional bedrooms on second level)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; One fireplace in the living room
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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.
• Zoned schools: Bluff Elementary School (math 52% / reading 47%, grade D, #514 of 616 statewide, top 85%, 385 students, 65% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $32k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1889 — 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. 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: 3.15% ✓
• Cap rate: 26.70%
• Cash-on-cash: 72.89%
• DSCR: 4.24
• GRM: 2.6

CMA / ARV

• ARV (median comp): $82,551
• List price: $45,000
• Delta: -45.49%
• 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
823 14th Ave S	0.10mi	3/2.0	1,456 (-6%)	3mo	$100,000	$69	78
259 16th Pl	0.15mi	3/2.0	1,640 (+6%)	1mo	$88,000	$54	78
1125 8th Ave S	0.48mi	4/1.5 (+1)	1,527 (-2%)	1mo	$20,000	$13	68
2100 Center Ct	0.44mi	3/1.0	1,600 (+3%)	12mo	$112,000	$70	64
1214 S 12th St	0.41mi	2/2.0 (-1)	1,592 (+3%)	6mo	$89,000	$56	62
1125 Briarcliff Ln	0.29mi	2/1.5 (-1)	1,756 (+13%)	0mo	$164,700	$94	57
704 9th Ave S	0.41mi	3/1.0	1,740 (+12%)	5mo	$37,500	$22	56
765 9th Ave S	0.30mi	2/1.0 (-1)	1,353 (-13%)	6mo	$102,500	$76	55
1043 14th Ave S	0.27mi	2/2.0 (-1)	1,359 (-12%)	5mo	$130,000	$96	54
742 7th Ave S	0.49mi	2/1.0 (-1)	1,676 (+8%)	6mo	$85,000	$51	54
1148 Briarcliff Ln	0.35mi	3/1.0	1,332 (-14%)	10mo	$85,000	$64	52
1313 Harrison Dr	0.58mi	4/1.5 (+1)	1,392 (-10%)	7mo	$94,000	$68	43

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: 72.7%
• Equity multiple: 4.29×
• Total profit: $41,502
• Equity at exit: $6,710

10-year hold

• IRR: 76.5%
• Equity multiple: 8.87×
• Total profit: $99,102
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$236
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $765

Break-even live

Break-even rent $449

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $791	-5% $778	+0% $765	+5% $753	+10% $740
Rent	-10% $653	-5% $709	+0% $765	+5% $821	+10% $877
Rate	-1.0pp $788	-0.5pp $777	base $765	+0.5pp $754	+1.0pp $742

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.68mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.68mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.68mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.68mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	45d	1	1.00mi

Listing history 26 events

1. 2026-06-19
   days on market $45,000 Active 38 DOM
2. 2026-06-18
   days on market $45,000 Active 37 DOM
3. 2026-06-17
   days on market $45,000 Active 36 DOM
4. 2026-06-16
   days on market $45,000 Active 35 DOM
5. 2026-06-15
   days on market $45,000 Active 34 DOM
6. 2026-06-14
   days on market $45,000 Active 32 DOM
7. 2026-06-12
   days on market $45,000 Active 31 DOM
8. 2026-06-09
   days on market $45,000 Active 28 DOM
9. 2026-06-08
   days on market $45,000 Active 27 DOM
10. 2026-06-07
    days on market $45,000 Active 26 DOM
11. 2026-06-07
    days on market $45,000 Active 25 DOM
12. 2026-06-03
    days on market $45,000 Active 22 DOM
13. 2026-06-02
    days on market $45,000 Active 21 DOM
14. 2026-06-01
    days on market $45,000 Active 20 DOM
15. 2026-05-31
    days on market $45,000 Active 19 DOM
16. 2026-05-30
    days on market $45,000 Active 18 DOM
17. 2026-05-12
    listed $45,000 Active 225-char remark
18. 2020-07-08
    soldstatus $32,000 195-char remark

    Show marketing remark (195 chars)

    Lovely 3 bedroom home with plenty of updates. Some new appliances including washer, dryer, and stove. New paint and new flooring in the bathroom and kitchen. Plenty of potential with this one!

19. 2020-07-08
    soldstatus $32,000 195-char remark

    Show marketing remark (195 chars)

    Lovely 3 bedroom home with plenty of updates. Some new appliances including washer, dryer, and stove. New paint and new flooring in the bathroom and kitchen. Plenty of potential with this one!

20. 2020-02-24
    listed $35,000 195-char remark

    Show marketing remark (195 chars)

    Lovely 3 bedroom home with plenty of updates. Some new appliances including washer, dryer, and stove. New paint and new flooring in the bathroom and kitchen. Plenty of potential with this one!

21. 2020-02-24
    listed $35,000 195-char remark

    Show marketing remark (195 chars)

    Lovely 3 bedroom home with plenty of updates. Some new appliances including washer, dryer, and stove. New paint and new flooring in the bathroom and kitchen. Plenty of potential with this one!

22. 2019-11-18
    soldstatus $27,500
23. 2019-11-14
    soldstatus $27,500

    Show marketing remark (203 chars)

    3 BEDROOM, 1 BATH HOME WITH TONS OF POTENTIAL. Features a main level laundry, in the spacious bath, next to the kitchen. Sit and relax in the 3 season porch which leads to the back yard and 2 car garage.

24. 2019-11-14
    soldstatus $27,500

    Show marketing remark (203 chars)

    3 BEDROOM, 1 BATH HOME WITH TONS OF POTENTIAL. Features a main level laundry, in the spacious bath, next to the kitchen. Sit and relax in the 3 season porch which leads to the back yard and 2 car garage.

25. 2018-11-29
    listed $35,000

    Show marketing remark (203 chars)

    3 BEDROOM, 1 BATH HOME WITH TONS OF POTENTIAL. Features a main level laundry, in the spacious bath, next to the kitchen. Sit and relax in the 3 season porch which leads to the back yard and 2 car garage.

26. 2018-11-29
    listed $35,000

    Show marketing remark (203 chars)

    3 BEDROOM, 1 BATH HOME WITH TONS OF POTENTIAL. Features a main level laundry, in the spacious bath, next to the kitchen. Sit and relax in the 3 season porch which leads to the back yard and 2 car garage.

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 4/10 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: $17,016
• − Mortgage interest: −$2,521
• − Property taxes: −$1,202
• − Insurance: −$225
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$1,309
• Taxable income: $9,037
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $7,015/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

+28.6% since first listed

10 events — show timeline

• 2026-05-12 Listed $45,000 MRED as Distributed by MLS Grid
• 2020-07-08 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2020-07-08 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2020-02-24 Listed $35,000 MRED as Distributed by MLS Grid
• 2020-02-24 Listed $35,000 RMLSA as Distributed by MLS Grid
• 2019-11-18 Sold (Public Records) $27,500 Public Records
• 2019-11-14 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2019-11-14 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2018-11-29 Listed $35,000 MRED as Distributed by MLS Grid
• 2018-11-29 Listed $35,000 RMLSA as Distributed by MLS Grid

Property tax history

+15.7%/yr

Latest (2025): $1,202 · +1.9% YoY. Source: county tax records.