712 6th Ave S · Clinton, IA 52732

$125,000

5 bd · 4.0 ba · 2,628 sqft · Other public records · 175 Days on market

Built 1900 8,276 sqft lot $48/sqft · 53% above area ↓ 28% 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

This triplex is currently fully rented with each tenant paying their own electricity. TONS of updates within the last 10 years. Main level is a 3 bedroom, 1.5 bathroom and full unfished basement access. Upstairs has a 2 bedroom unit and an efficiency unit.

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 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 $864 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 175 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask is 229% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $28k; list at $125k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $80,117
• List price: $125,000
• Delta: 56.02%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,740
• Equity at exit: $18,638

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $20,219
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $275

Break-even live

Break-even rent $1,086

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $345	-5% $310	+0% $275	+5% $239	+10% $204
Rent	-10% $161	-5% $218	+0% $275	+5% $331	+10% $388
Rate	-1.0pp $338	-0.5pp $307	base $275	+0.5pp $242	+1.0pp $209

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $125,000 Active 175 DOM
2. 2026-06-18
   days on market $125,000 Active 174 DOM
3. 2026-06-17
   days on market $125,000 Active 173 DOM
4. 2026-06-16
   days on market $125,000 Active 172 DOM
5. 2026-06-15
   days on market $125,000 Active 171 DOM
6. 2026-06-14
   days on market $125,000 Active 169 DOM
7. 2026-06-12
   days on market $125,000 Active 168 DOM
8. 2026-06-09
   days on market $125,000 Active 165 DOM
9. 2026-06-08
   days on market $125,000 Active 164 DOM
10. 2026-06-07
    days on market $125,000 Active 163 DOM
11. 2026-06-07
    days on market $125,000 Active 162 DOM
12. 2026-06-03
    days on market $125,000 Active 159 DOM
13. 2026-06-02
    days on market $125,000 Active 158 DOM
14. 2026-06-01
    days on market $125,000 Active 157 DOM
15. 2026-05-31
    days on market $125,000 Active 156 DOM
16. 2026-05-30
    days on market $125,000 Active 155 DOM
17. 2026-05-06
    status Active
18. 2026-04-30
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-10-30
    listed Active
23. 2025-10-07
    historical
24. 2025-07-20
    price
25. 2025-04-08
    status Active
26. 2025-04-08
    historical
27. 2025-04-05
    historical
28. 2025-03-27
    price
29. 2024-10-04
    listed Active
30. 2021-08-06
    historical
31. 2009-07-21
    soldstatus $27,500
32. 2009-07-21
    soldstatus $27,500
33. 2009-04-30
    listed $38,000
34. 2009-04-30
    listed $38,000
35. 2009-04-07
    historical

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$77/yr (+$6/mo · 4.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $17,210
• − Mortgage interest: −$7,002
• − Property taxes: −$1,808
• − Insurance: −$625
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,636
• Taxable income: $1,385
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,964/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

-27.6% since first listed

19 events — show timeline

• 2026-05-06 Relisted — MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-30 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-07 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-08 Relisted — RMLSA as Distributed by MLS Grid
• 2025-04-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-03-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-10-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-07-21 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2009-07-21 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2009-04-30 Listed $38,000 RMLSA as Distributed by MLS Grid
• 2009-04-30 Listed $38,000 MRED as Distributed by MLS Grid
• 2009-04-07 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-4.9%/yr

Latest (2025): $1,808 · -9.0% YoY. Source: county tax records.