726 10th Ave S · Clinton, IA 52732

$90,000

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 84 Days on market

Built 1899 8,750 sqft lot $74/sqft · 17% above area Est $77k · 17% over ↓ 5% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this great property at a great price! The home features 3 bedrooms, 1 full bathroom, informal dining, a spacious 19x13 living room, and main-level laundry. Outside, we have a rear deck leading to the above-ground pool, a 1-car garage, PLUS a carport. Don't miss this opportunity, schedule your showing today!

Key facts

• Main-level laundry
• Rear deck
• Above-ground pool

Tags

• REAR DECK
• ABOVE-GROUND POOL
• MAIN-LEVEL LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $77,124
• List price: $90,000
• Delta: 16.70%
• 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
756 13th Ave S	0.23mi	3/1.5	1,219 (-0%)	4mo	$50,500	$41	86
635 8th Ave S	0.15mi	2/1.0 (-1)	1,210 (-1%)	6mo	$36,525	$30	79
935 10th Ave S	0.34mi	2/2.0 (-1)	1,233 (+1%)	10mo	$99,900	$81	68
765 9th Ave S	0.09mi	2/1.0 (-1)	1,353 (+10%)	6mo	$102,500	$76	66
1115 S 12th St	0.61mi	3/1.5	1,175 (-4%)	2mo	$87,000	$74	64
545 3rd Ave S	0.57mi	2/1.0 (-1)	1,245 (+2%)	2mo	$74,900	$60	62
1408 S 10th St	0.49mi	2/1.0 (-1)	1,164 (-5%)	1mo	$125,000	$107	61
740 15th Ave S	0.35mi	2/1.0 (-1)	1,086 (-11%)	2mo	$40,000	$37	56
837 14th Ave S	0.37mi	2/1.0 (-1)	1,098 (-10%)	3mo	$79,500	$72	56
1013 N 2nd St St	0.73mi	3/1.0	1,297 (+6%)	5mo	$80,000	$62	50
1043 14th Ave S	0.56mi	2/2.0 (-1)	1,359 (+11%)	5mo	$130,000	$96	45
528 2nd Ave S	0.69mi	2/2.0 (-1)	1,046 (-14%)	9mo	$85,000	$81	30

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $13,632
• Equity at exit: $13,419

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $48,261
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$472
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $443

Break-even live

Break-even rent $789

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.44mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.45mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.45mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.45mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	43d	1	0.66mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.66mi

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 84 DOM
2. 2026-06-18
   days on market $90,000 Active 83 DOM
3. 2026-06-17
   days on market $90,000 Active 82 DOM
4. 2026-06-16
   days on market $90,000 Active 81 DOM
5. 2026-06-15
   days on market $90,000 Active 80 DOM
6. 2026-06-14
   days on market $90,000 Active 78 DOM
7. 2026-06-12
   days on market $90,000 Active 77 DOM
8. 2026-06-09
   days on market $90,000 Active 74 DOM
9. 2026-06-08
   days on market $90,000 Active 73 DOM
10. 2026-06-07
    days on market $90,000 Active 72 DOM
11. 2026-06-07
    days on market $90,000 Active 71 DOM
12. 2026-06-03
    days on market $90,000 Active 68 DOM
13. 2026-06-02
    days on market $90,000 Active 67 DOM
14. 2026-06-01
    days on market $90,000 Active 66 DOM
15. 2026-05-31
    days on market $90,000 Active 65 DOM
16. 2026-05-30
    days on market $90,000 Active 64 DOM
17. 2026-05-06
    price $95,000 323-char remark

    Show marketing remark (323 chars)

    Take a look at this great property at a great price! The home features 3 bedrooms, 1 full bathroom, informal dining, a spacious 19x13 living room, and main-level laundry. Outside, we have a rear deck leading to the above-ground pool, a 1-car garage, PLUS a carport. Don't miss this opportunity, schedule your showing today!

18. 2026-04-28
    price $97,000 323-char remark

    Show marketing remark (323 chars)

    Take a look at this great property at a great price! The home features 3 bedrooms, 1 full bathroom, informal dining, a spacious 19x13 living room, and main-level laundry. Outside, we have a rear deck leading to the above-ground pool, a 1-car garage, PLUS a carport. Don't miss this opportunity, schedule your showing today!

19. 2026-03-27
    listed $100,000 Active 323-char remark

    Show marketing remark (323 chars)

    Take a look at this great property at a great price! The home features 3 bedrooms, 1 full bathroom, informal dining, a spacious 19x13 living room, and main-level laundry. Outside, we have a rear deck leading to the above-ground pool, a 1-car garage, PLUS a carport. Don't miss this opportunity, schedule your showing 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: $1,364 · $114/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$24/yr (+$2/mo · 1.8%)

ⓘ 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 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: $16,190
• − Mortgage interest: −$5,041
• − Property taxes: −$1,364
• − Insurance: −$450
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,618
• Taxable income: $4,126
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,322/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

-5.0% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed $97,000 MRED as Distributed by MLS Grid
• 2026-03-27 Listed $100,000 MRED as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $1,364 · +1.8% YoY. Source: county tax records.