414 N 3rd Ave Ave · Clinton, IA 52732

$87,000

4 bd · 1.5 ba · 1,527 sqft · Other public records · 69 Days on market

Built 1900 5,600 sqft lot

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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 +7.5/15.0
• 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

Conveniently located 3-bedroom brick home. Enclosed front porch for your fresh-air enjoyment. Open living room plan into the formal dining room. Spacious bedrooms with plenty of storage space. Main level sitting area or office space. Two upper bedrooms share a half-bath. Many appliances included. Back patio is a nice space for relaxing. The yard affords plenty of space for gardening. Back yard is completely fenced. Alley access to the two-car garage. Don't let this affordable home get away! Set your appointment today.

Key facts

• Alley access
• Fenced back yard
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• OPEN LIVING ROOM PLAN
• MAIN LEVEL SITTING AREA
• BACK PATIO
• FENCED BACK YARD
• ALLEY ACCESS

Property features AI

Finance

• Financial info: No special service area

Exterior

• Parking: Detached garage with garage door opener and alley access; Space for 2 vehicles (2 total parking spaces)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; 1.5-story design; Over 100 years old; Not rebuilt; Commuter bus access
• Construction: Frame construction; Stone foundation
• Exterior features: Patio with screened area; Fenced yard; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (14 x 14); Bedroom on second level (14 x 14); Bedroom on second level (13 x 14); Office on main level (10 x 14)
• Flooring: Carpet in most living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Separate dining room; Full basement with egress window
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 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: 1.78% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.10×
• Total profit: $26,727
• Equity at exit: $12,972

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $75,872
• Equity at exit: $7,522

Cash invested: $24,360 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $641

Break-even live

Break-even rent $736

Max offer price $87,000

Occupancy floor 54%

Sensitivity live

Price	-10% $690	-5% $665	+0% $641	+5% $616	+10% $592
Rent	-10% $519	-5% $580	+0% $641	+5% $702	+10% $763
Rate	-1.0pp $685	-0.5pp $663	base $641	+0.5pp $618	+1.0pp $595

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.89mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.90mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.91mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.91mi

Listing history 12 events

1. 2026-05-22
   listed $87,000 Active
2. 2026-03-06
   soldstatus $85,000
3. 2026-02-26
   soldstatus Closed
4. 2026-02-02
   historical Contingent - No Showings
5. 2026-01-08
   status Active
6. 2026-01-06
   historical
7. 2026-01-05
   historical
8. 2025-11-10
   price
9. 2025-11-03
   price
10. 2025-10-20
    listed Active
11. 2001-10-31
    soldstatus $52,000
12. 2001-09-10
    listed $58,500

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,219 · $102/mo
• Expected delta: +$147/yr (+$12/mo · 13.7%)

ⓘ 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 · 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: $18,571
• − Mortgage interest: −$4,873
• − Property taxes: −$1,072
• − Insurance: −$435
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,531
• Taxable income: $6,689
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $6,084/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

+48.7% since first listed

12 events — show timeline

• 2026-05-22 Listed $87,000 MRED as Distributed by MLS Grid
• 2026-03-06 Sold (Public Records) $85,000 Public Records
• 2026-02-26 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-02-02 Contingent — 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
• 2025-11-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-20 Listed — RMLSA as Distributed by MLS Grid
• 2001-10-31 Sold (MLS) $52,000 RMLSA as Distributed by MLS Grid
• 2001-09-10 Listed $58,500 RMLSA as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2025): $1,072 · +2.3% YoY. Source: county tax records.