1219 S 7th St · Clinton, IA 52732

$89,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 29 Days on market

Built 1900 4,791 sqft lot Est $92k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 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

Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

Key facts

• Off street parking
• Updated windows
• New roof

Tags

• NEW ROOF
• UPDATED WINDOWS
• FENCED IN YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 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 $615 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y 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 $69k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.56%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $91,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
756 13th Ave S	0.14mi	3/1.5	1,219 (-4%)	4mo	$50,500	$41	81
635 8th Ave S	0.34mi	2/1.0 (-1)	1,210 (-5%)	6mo	$36,525	$30	66
765 9th Ave S	0.33mi	2/1.0 (-1)	1,353 (+6%)	6mo	$102,500	$76	65
1013 N 2nd St St	0.66mi	3/1.0	1,297 (+2%)	5mo	$80,000	$62	62
740 15th Ave S	0.19mi	2/1.0 (-1)	1,086 (-15%)	2mo	$40,000	$37	59
1408 S 10th St	0.49mi	2/1.0 (-1)	1,164 (-9%)	1mo	$125,000	$107	56
823 14th Ave S	0.29mi	3/2.0	1,456 (+14%)	3mo	$100,000	$69	56
545 3rd Ave S	0.75mi	2/1.0 (-1)	1,245 (-2%)	2mo	$74,900	$60	55
837 14th Ave S	0.32mi	2/1.0 (-1)	1,098 (-14%)	3mo	$79,500	$72	54
935 10th Ave S	0.52mi	2/2.0 (-1)	1,233 (-3%)	10mo	$99,900	$81	53
1115 S 12th St	0.70mi	3/1.5	1,175 (-8%)	2mo	$87,000	$74	51
1043 14th Ave S	0.58mi	2/2.0 (-1)	1,359 (+7%)	5mo	$130,000	$96	49

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: 17.9%
• Equity multiple: 1.73×
• Total profit: $18,089
• Equity at exit: $13,270

10-year hold

• IRR: 26.4%
• Equity multiple: 3.31×
• Total profit: $57,678
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$467
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $510

Break-even live

Break-even rent $782

Max offer price $89,000

Occupancy floor 59%

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: $22,250
• Closing costs: $2,670
• 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	43d	1	0.39mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.39mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.40mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.40mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.90mi

Listing history 50 events

1. 2026-06-19
   days on market $89,000 Active 29 DOM
2. 2026-06-18
   days on market $89,000 Active 28 DOM
3. 2026-06-17
   days on market $89,000 Active 27 DOM
4. 2026-06-16
   days on market $89,000 Active 26 DOM
5. 2026-06-15
   days on market $89,000 Active 25 DOM
6. 2026-06-14
   days on market $89,000 Active 23 DOM
7. 2026-06-12
   days on market $89,000 Active 22 DOM
8. 2026-06-09
   days on market $89,000 Active 19 DOM
9. 2026-06-08
   days on market $89,000 Active 18 DOM
10. 2026-06-07
    days on market $89,000 Active 17 DOM
11. 2026-06-07
    days on market $89,000 Active 16 DOM
12. 2026-06-03
    days on market $89,000 Active 13 DOM
13. 2026-06-02
    days on market $89,000 Active 12 DOM
14. 2026-06-01
    days on market $89,000 Active 11 DOM
15. 2026-05-31
    days on market $89,000 Active 10 DOM
16. 2026-05-30
    days on market $89,000 Active 9 DOM
17. 2026-05-20
    listed $89,000 Active
18. 2025-05-12
    soldstatus $69,000 Closed 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

19. 2025-05-12
    soldstatus $69,000 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

20. 2025-03-27
    historical Under Contract 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

21. 2024-11-22
    status Active 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

22. 2024-11-22
    price $69,000 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

23. 2024-11-11
    historical Under Contract 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

24. 2024-10-17
    listed $70,000 Active 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

25. 2024-10-17
    listed $69,000 370-char remark

    Show marketing remark (370 chars)

    Great house for a great price! This home features a nice spacious main level with a living room, dining room, office space, and a kitchen! Three good sized bedrooms on the upper level. The basement has ample storage and a place for a washer and dryer. Completely fenced in yard with off street parking. Roof done in 2020 and updated windows. Schedule your showing today!

26. 2024-08-27
    status Active
27. 2024-08-27
    historical
28. 2024-08-27
    historical
29. 2024-08-01
    historical Under Contract
30. 2024-07-20
    status Active
31. 2024-07-13
    status Active
32. 2024-07-13
    historical
33. 2024-07-12
    historical
34. 2024-06-22
    status Under Contract
35. 2024-06-12
    status Active
36. 2024-06-12
    historical
37. 2024-05-25
    price
38. 2024-03-08
    status Active
39. 2024-03-08
    historical
40. 2024-03-08
    historical
41. 2024-01-02
    price
42. 2023-11-08
    listed Active
43. 2021-11-17
    historical
44. 2021-08-06
    historical
45. 2021-08-06
    historical
46. 2021-08-06
    historical
47. 2021-08-06
    historical
48. 2021-08-06
    historical
49. 2019-09-20
    soldstatus $58,000
50. 2011-01-24
    soldstatus $20,000

ⓘ 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: $1,381 · $115/mo
• Expected delta: +$17/yr (+$1/mo · 1.2%)

ⓘ 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: $17,127
• − Mortgage interest: −$4,985
• − Property taxes: −$1,364
• − Insurance: −$445
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,589
• Taxable income: $5,004
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,920/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

+197.7% since first listed

41 events — show timeline

• 2026-05-20 Listed $89,000 MRED as Distributed by MLS Grid
• 2025-05-12 Sold (MLS) $69,000 MRED as Distributed by MLS Grid
• 2025-05-12 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2025-03-27 Contingent — RMLSA as Distributed by MLS Grid
• 2024-11-22 Relisted — RMLSA as Distributed by MLS Grid
• 2024-11-22 Price Changed $69,000 RMLSA as Distributed by MLS Grid
• 2024-11-11 Contingent — RMLSA as Distributed by MLS Grid
• 2024-10-17 Listed $69,000 MRED as Distributed by MLS Grid
• 2024-10-17 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2024-08-27 Relisted — RMLSA as Distributed by MLS Grid
• 2024-08-27 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-01 Contingent — RMLSA as Distributed by MLS Grid
• 2024-07-20 Relisted — RMLSA as Distributed by MLS Grid
• 2024-07-13 Relisted — RMLSA as Distributed by MLS Grid
• 2024-07-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-07-12 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-06-22 Relisted — RMLSA as Distributed by MLS Grid
• 2024-06-12 Relisted — RMLSA as Distributed by MLS Grid
• 2024-06-12 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-05-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-03-08 Relisted — RMLSA as Distributed by MLS Grid
• 2024-03-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-03-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-01-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-11-08 Listed — RMLSA as Distributed by MLS Grid
• 2021-11-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-09-20 Sold (Public Records) $58,000 Public Records
• 2011-01-24 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2011-01-24 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2010-08-18 Listed $37,900 MRED as Distributed by MLS Grid
• 2010-08-18 Listed $37,900 RMLSA as Distributed by MLS Grid
• 2006-11-23 Listing Removed — MRED as Distributed by MLS Grid
• 2001-04-17 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2000-09-27 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2000-08-17 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $1,364 · +1.3% YoY. Source: county tax records.