1222 15th Ave · Clinton, IA 52732

$124,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 3 Days on market

Built 1956 6,350 sqft lot Est $125k · at est.

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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 +20.1/30.0
• ARV discount +7.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

Key facts

• Laundry area
• Full bathroom
• Eat in kitchen

Tags

• EAT IN KITCHEN
• FINISHED BASEMENT
• BONUS ROOM
• FULL BATHROOM
• LAUNDRY AREA
• CENTRAL AIR

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Built approximately 61–70 years ago; Asphalt roof; Vinyl siding
• Construction: Block foundation
• Exterior features: Level lot; Lot dimensions approximately 50 x 127; Less than 0.25 acre

Interior

• Kitchen: Kitchen (10 x 15, vinyl); Range; Refrigerator; Kitchen/Dining combo
• Bedrooms: 3 bedrooms (all on main level); Bedroom 2: 10 x 8, carpet; Bedroom 3: 11 x 11, carpet; Master bedroom: 10 x 10, carpet
• Flooring: Carpet in bedrooms and master; Vinyl in kitchen; Other flooring in living room
• Bathrooms: 2 full bathrooms; Basement includes a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).

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; 6 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 $857 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.
• 4 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,000

Questions for the listing agent

1. Built in 1956 — 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: 1.01% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $125,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 S 12th St	0.20mi	3/1.5	1,175 (-1%)	2mo	$87,000	$74	85
1408 S 10th St	0.29mi	2/1.0 (-1)	1,164 (-2%)	1mo	$125,000	$107	72
756 13th Ave S	0.64mi	3/1.5	1,219 (+2%)	4mo	$50,500	$41	61
1043 14th Ave S	0.20mi	2/2.0 (-1)	1,359 (+14%)	5mo	$130,000	$96	58
837 14th Ave S	0.47mi	2/1.0 (-1)	1,098 (-8%)	3mo	$79,500	$72	53
2410 Barker St	0.57mi	3/2.0	1,320 (+11%)	3mo	$160,000	$121	53
1336 Florence Ave	0.71mi	2/1.5 (-1)	1,152 (-3%)	3mo	$133,900	$116	52
1324 Caroline Ave	0.59mi	3/1.0	1,298 (+9%)	2mo	$185,000	$143	52
2401 Prospect Ave	0.56mi	3/2.0	1,044 (-12%)	3mo	$110,000	$105	51
740 15th Ave S	0.63mi	2/1.0 (-1)	1,086 (-9%)	2mo	$40,000	$37	45
1316 Florence Ave	0.70mi	2/1.0 (-1)	1,276 (+7%)	4mo	$154,255	$121	44
765 9th Ave S	0.71mi	2/1.0 (-1)	1,353 (+14%)	6mo	$102,500	$76	31

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,235
• Equity at exit: $18,489

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,795
• Equity at exit: $10,721

Cash invested: $34,720 (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: $1,251 high
• Mortgage (P&I): −$650
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $155

Break-even live

Break-even rent $1,055

Max offer price $124,000

Occupancy floor 83%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.46mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.16mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.16mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.17mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.17mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	44d	1	1.39mi

Listing history 10 events

1. 2026-06-01
   days on market $124,000 Active 3 DOM
2. 2026-05-31
   days on market $124,000 Active 2 DOM
3. 2026-05-29
   listed $124,000 Active
4. 2021-09-27
   soldstatus $120,500 832-char remark

   Show marketing remark (832 chars)

   Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

5. 2021-09-27
   soldstatus $120,500 832-char remark

   Show marketing remark (832 chars)

   Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

6. 2021-09-27
   soldstatus $120,500

   Show marketing remark (832 chars)

   Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

7. 2021-08-05
   listed $116,000 832-char remark

   Show marketing remark (832 chars)

   Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

8. 2021-08-05
   listed $116,000 832-char remark

   Show marketing remark (832 chars)

   Meticulously maintained ranch is ready for you to move right in. There is newly installed carpeting in the main level bedrooms and living room with hardwood floors beneath. Fresh paint in bedrooms, eat in kitchen and large living room with addition to updated bathroom complete the main level. The great finished basement offers endless entertainment options with family room, large bedroom and bonus room. Basement also includes full bathroom and laundry room. Walkout to a fenced in beautiful backyard starting with a level area for outdoor entertaining or relaxing. All this leads to a terraced garden full of established plants. Large 2 car garage with additional parking in back. Upgrades include 2016 electrical service, AC unit, windows and siding. 2019 roof and 2020 water heater. Seller offering home warranty at closing.

9. 2002-04-23
   soldstatus $55,000 398-char remark

   Show marketing remark (398 chars)

   2 BR on the main floor. Eat-in kitchen plus an area dining room at the end of the LR. Energy efficient furnace new in 1997. New breaker box & some new wiring 1996. Detached 2 car garage. Nice home for the $$$$$. Possible BR in the walk-out basement. Stool & shower in lower level. Seller is related to the listing agent. Water softener never used by this owner. Valance in BR does not stay.

10. 2002-03-04
    listed $53,900 398-char remark

    Show marketing remark (398 chars)

    2 BR on the main floor. Eat-in kitchen plus an area dining room at the end of the LR. Energy efficient furnace new in 1997. New breaker box & some new wiring 1996. Detached 2 car garage. Nice home for the $$$$$. Possible BR in the walk-out basement. Stool & shower in lower level. Seller is related to the listing agent. Water softener never used by this owner. Valance in BR does not stay.

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$184/yr (+$15/mo · 11.7%)

ⓘ 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: $15,010
• − Mortgage interest: −$6,946
• − Property taxes: −$1,578
• − Insurance: −$620
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,607
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,891/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

+130.1% since first listed

8 events — show timeline

• 2026-05-29 Listed $124,000 MRED as Distributed by MLS Grid
• 2021-09-27 Sold (Public Records) $120,500 Public Records
• 2021-09-27 Sold (MLS) $120,500 MRED as Distributed by MLS Grid
• 2021-09-27 Sold (MLS) $120,500 RMLSA as Distributed by MLS Grid
• 2021-08-05 Listed $116,000 MRED as Distributed by MLS Grid
• 2021-08-05 Listed $116,000 RMLSA as Distributed by MLS Grid
• 2002-04-23 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2002-03-04 Listed $53,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,578 · +1.7% YoY. Source: county tax records.