1919 N 7th St · Clinton, IA 52732

$68,500

2 bd · 2.0 ba · 1,182 sqft · SingleFamily public records

Built 1900 6,916 sqft lot Est $134k · 49% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

FHA Case # 161-412197. Insured status is: Uninsured. Property being sold "AS IS". HUD property sold by electronic bid only. For a property condition report, forms, disclosures & availability visit www. hudhomestore. gov. If property built prior to 1978, lead based paint potentially exists. Equal Housing Opportunity. North end 2 bedroom 1.5 bath home with main floor laundry. Attached 2 car garage, patio space and fenced yard with space for outdoor living activities. Basement offers a finished room that could be used as a den or office space.

Key facts

• 6,916 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 11.7% 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.
• Zoned schools: Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL) — zoned schools at 54% FRL track the district average.
• 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 $474 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $133,566
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 N 7th St	0.00mi	2/1.5	1,182 (0%)	4mo	$67,000	$57	95
718 17th Ave N	0.23mi	2/1.5	1,192 (+1%)	2mo	$100,000	$84	84
1926 N 5th St	0.10mi	3/2.0 (+1)	1,331 (+13%)	2mo	$106,000	$80	68
2015 Garfield St	0.53mi	2/1.0	1,130 (-4%)	1mo	$8,000	$7	63
1123 N 27th Ave	0.64mi	3/2.5 (+1)	1,176 (-0%)	2mo	$240,000	$204	61
511 16th Ave N	0.35mi	3/1.0 (+1)	1,106 (-6%)	6mo	$62,000	$56	59
1005 23rd Ave N	0.25mi	3/1.5 (+1)	1,040 (-12%)	8mo	$148,000	$142	54
2002 Garfield St	0.50mi	2/1.0	1,308 (+11%)	4mo	$58,850	$45	51
2621 N 3rd St	0.67mi	3/2.0 (+1)	1,294 (+10%)	1mo	$174,000	$134	47
1507 Pershing Blvd	0.51mi	3/1.5 (+1)	1,355 (+15%)	0mo	$182,000	$134	44
1614 Pershing Blvd	0.41mi	3/1.0 (+1)	1,018 (-14%)	6mo	$123,500	$121	43
1333 Main Ave	0.52mi	2/1.0	1,349 (+14%)	9mo	$152,000	$113	40

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $8,750
• Equity at exit: $10,214

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $33,337
• Equity at exit: $5,923

Cash invested: $19,180 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $311

Break-even live

Break-even rent $683

Max offer price $68,500

Occupancy floor 66%

Sensitivity live

Price	-10% $350	-5% $330	+0% $311	+5% $291	+10% $272
Rent	-10% $226	-5% $268	+0% $311	+5% $353	+10% $396
Rate	-1.0pp $345	-0.5pp $328	base $311	+0.5pp $293	+1.0pp $275

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-17
   soldstatus $67,000 Closed
5. 2026-02-17
   soldstatus $67,000 Closed
6. 2026-02-17
   soldstatus $67,000 Closed
7. 2026-02-17
   soldstatus $67,000 Closed
8. 2026-01-08
   status Pending
9. 2026-01-05
   historical
10. 2026-01-02
    status Pending
11. 2026-01-02
    historical
12. 2025-12-10
    status Pending
13. 2025-12-10
    historical
14. 2025-12-10
    historical
15. 2025-12-05
    listed $68,500
16. 2025-12-05
    listed Active
17. 2022-10-05
    historical
18. 2021-11-01
    soldstatus $93,000
19. 2021-10-29
    soldstatus $92,900
20. 2021-10-29
    soldstatus $92,900
21. 2021-09-10
    listed $89,900
22. 2021-09-10
    listed $89,900
23. 2016-08-05
    soldstatus $63,000
24. 2016-07-29
    soldstatus $63,000
25. 2016-07-29
    soldstatus $63,000
26. 2016-06-24
    listed $64,500
27. 2016-06-24
    listed $64,500
28. 2006-05-18
    soldstatus $55,000
29. 2005-11-04
    listed $59,900
30. 2004-08-04
    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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 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: $12,914
• − Mortgage interest: −$3,837
• − Property taxes: −$1,819
• − Insurance: −$342
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,993
• Taxable income: $2,856
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,044/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

+11.9% since first listed

30 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-17 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2026-02-17 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2026-02-17 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2026-02-17 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Pending — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-10 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-05 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-05 Listed $68,500 MRED as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-11-01 Sold (Public Records) $93,000 Public Records
• 2021-10-29 Sold (MLS) $92,900 MRED as Distributed by MLS Grid
• 2021-10-29 Sold (MLS) $92,900 RMLSA as Distributed by MLS Grid
• 2021-09-10 Listed $89,900 MRED as Distributed by MLS Grid
• 2021-09-10 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2016-08-05 Sold (Public Records) $63,000 Public Records
• 2016-07-29 Sold (MLS) $63,000 MRED as Distributed by MLS Grid
• 2016-07-29 Sold (MLS) $63,000 RMLSA as Distributed by MLS Grid
• 2016-06-24 Listed $64,500 MRED as Distributed by MLS Grid
• 2016-06-24 Listed $64,500 RMLSA as Distributed by MLS Grid
• 2006-05-18 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2005-11-04 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2004-08-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,819 · +24.3% YoY. Source: county tax records.