621 6th St · Camanche, IA 52730

$135,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 181 Days on market

Built 1920 7,320 sqft lot $101/sqft · 26% below area Est $183k · 26% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 3 bedroom, 1 bath on a large corner lot in Camanche has had many recent updates. New roof in 2014, new sewer to the road in 2016, new patio, paint and wood on exterior in 2018. High efficiency picture windows and new storm windows throughout the home in 2017, new furnace as well. This house has a 3 car garage with office area approx 768 sq foot and a 4 season porch. It has great curb appeal and a beautiful vaulted ceiling in the formal dining room. Ithis home is move in ready with all of the major updates done.

Key facts

• Ample counter space
• Vaulted ceiling
• Main-level laundry

Tags

• CORNER LOT
• VAULTED CEILING
• COAT CLOSET
• MAIN-LEVEL LAUNDRY
• AMPLE COUNTER SPACE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (22.2% below list).
• Recommended offer: $105k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.6% in Camanche — 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 70/100 on livability (#366 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Camanche Community School District (town): math 60% / reading 68% proficiency, ranked #203 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 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 $933 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

• It's been on market 181 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,971 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (median comp): $182,540
• List price: $135,000
• Delta: -26.04%
• 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
617 6th St	0.01mi	3/1.5	1,400 (+5%)	2mo	$150,000	$107	87
505 5th Ave	0.12mi	4/2.0 (+1)	1,280 (-4%)	6mo	$230,000	$180	74
619 7th Ave	0.08mi	2/1.0 (-1)	1,253 (-6%)	9mo	$140,000	$112	74
512 7th St	0.15mi	3/1.5	1,212 (-9%)	8mo	$183,000	$151	70
603 4th St	0.12mi	3/3.0	1,192 (-10%)	3mo	$230,000	$193	66
1419 5th St	0.42mi	2/1.5 (-1)	1,392 (+4%)	3mo	$120,000	$86	64
111 7th St	0.38mi	3/2.0	1,531 (+15%)	8mo	$220,000	$144	47
1460 Lawrence Ave Ave	0.72mi	3/2.0	1,452 (+9%)	3mo	$337,000	$232	45
900 14th Pl	0.61mi	3/2.0	1,519 (+14%)	1mo	$220,000	$145	44
1515 7th Ave	0.73mi	3/2.0	1,232 (-8%)	14mo	$210,000	$170	38
711 Scott Ct	0.67mi	4/3.0 (+1)	1,502 (+13%)	6mo	$345,000	$230	30
1516 7th Ave	0.72mi	4/2.0 (+1)	1,152 (-14%)	10mo	$165,000	$143	27

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-29,941
• Equity at exit: $20,129

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-36,373
• Equity at exit: $11,672

Cash invested: $37,800 (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 52730

• Home prices YoY: -28.1%
• Active inventory: 35
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-127

Break-even live

Break-even rent $1,211

Max offer price $112,547

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 181 DOM
2. 2026-06-17
   days on market $135,000 Active 180 DOM
3. 2026-06-16
   days on market $135,000 Active 179 DOM
4. 2026-06-15
   days on market $135,000 Active 178 DOM
5. 2026-06-14
   days on market $135,000 Active 176 DOM
6. 2026-06-12
   days on market $135,000 Active 175 DOM
7. 2026-06-09
   days on market $135,000 Active 172 DOM
8. 2026-06-08
   days on market $135,000 Active 171 DOM
9. 2026-06-07
   days on market $135,000 Active 170 DOM
10. 2026-06-07
    days on market $135,000 Active 169 DOM
11. 2026-06-03
    days on market $135,000 Active 166 DOM
12. 2026-06-02
    days on market $135,000 Active 165 DOM
13. 2026-06-01
    days on market $135,000 Active 164 DOM
14. 2026-05-31
    days on market $135,000 Active 163 DOM
15. 2026-05-30
    days on market $135,000 Active 162 DOM
16. 2026-04-24
    price $135,000
17. 2026-02-06
    price $139,000
18. 2026-01-15
    status Active
19. 2026-01-14
    historical
20. 2026-01-06
    historical
21. 2025-11-24
    price
22. 2022-02-07
    soldstatus $129,000
23. 2020-06-08
    soldstatus $114,000
24. 2019-11-21
    soldstatus 531-char remark

    Show marketing remark (531 chars)

    This cozy 3 bedroom, 1 bath on a large corner lot in Camanche has had many recent updates. New roof in 2014, new sewer to the road in 2016, new patio, paint and wood on exterior in 2018. High efficiency picture windows and new storm windows throughout the home in 2017, new furnace as well. This house has a 3 car garage with office area approx 768 sq foot and a 4 season porch. It has great curb appeal and a beautiful vaulted ceiling in the formal dining room. Ithis home is move in ready with all of the major updates done.

25. 2019-11-21
    soldstatus 531-char remark

    Show marketing remark (531 chars)

    This cozy 3 bedroom, 1 bath on a large corner lot in Camanche has had many recent updates. New roof in 2014, new sewer to the road in 2016, new patio, paint and wood on exterior in 2018. High efficiency picture windows and new storm windows throughout the home in 2017, new furnace as well. This house has a 3 car garage with office area approx 768 sq foot and a 4 season porch. It has great curb appeal and a beautiful vaulted ceiling in the formal dining room. Ithis home is move in ready with all of the major updates done.

26. 2019-09-06
    listed $119,000 531-char remark

    Show marketing remark (531 chars)

    This cozy 3 bedroom, 1 bath on a large corner lot in Camanche has had many recent updates. New roof in 2014, new sewer to the road in 2016, new patio, paint and wood on exterior in 2018. High efficiency picture windows and new storm windows throughout the home in 2017, new furnace as well. This house has a 3 car garage with office area approx 768 sq foot and a 4 season porch. It has great curb appeal and a beautiful vaulted ceiling in the formal dining room. Ithis home is move in ready with all of the major updates done.

27. 2019-09-06
    listed $119,000 531-char remark

    Show marketing remark (531 chars)

    This cozy 3 bedroom, 1 bath on a large corner lot in Camanche has had many recent updates. New roof in 2014, new sewer to the road in 2016, new patio, paint and wood on exterior in 2018. High efficiency picture windows and new storm windows throughout the home in 2017, new furnace as well. This house has a 3 car garage with office area approx 768 sq foot and a 4 season porch. It has great curb appeal and a beautiful vaulted ceiling in the formal dining room. Ithis home is move in ready with all of the major updates done.

28. 2000-06-01
    soldstatus $51,100
29. 2000-06-01
    soldstatus $51,100
30. 2000-03-17
    listed $51,900
31. 2000-03-17
    listed $51,900

ⓘ 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: $2,306 · $192/mo
• Projected year-2 tax: $2,306 · $192/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 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: $12,597
• − Mortgage interest: −$7,562
• − Property taxes: −$2,306
• − Insurance: −$675
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,927
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $-592/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: Camanche Community School District
• NCES district ID: 1906060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 68% ▲ 1.00%
• Median HH income: $52,982
• Composite: 54.65/100
• National rank: #1331
• State rank: #203 of 289 in IA

Livability — Camanche

• Score: 70/100
• State rank: #366
• US rank: #7649

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camanche, IA
• Population (ZIP): 4,993

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▼ -84.19%
• Current HPI: 215.2008
• Rent YoY: —
• Metro: —
• 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

+160.1% since first listed

16 events — show timeline

• 2026-04-24 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2026-02-06 Price Changed $139,000 MRED as Distributed by MLS Grid
• 2026-01-15 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-02-07 Sold (Public Records) $129,000 Public Records
• 2020-06-08 Sold (Public Records) $114,000 Public Records
• 2019-11-21 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2019-11-21 Sold (MLS) — MRED as Distributed by MLS Grid
• 2019-09-06 Listed $119,000 RMLSA as Distributed by MLS Grid
• 2019-09-06 Listed $119,000 MRED as Distributed by MLS Grid
• 2000-06-01 Sold (MLS) $51,100 RMLSA as Distributed by MLS Grid
• 2000-06-01 Sold (MLS) $51,100 RMLSA as Distributed by MLS Grid
• 2000-03-17 Listed $51,900 RMLSA as Distributed by MLS Grid
• 2000-03-17 Listed $51,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $2,306 · +3.8% YoY. Source: county tax records.