115 Lawrence St · Clinton, IA 52732

$115,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 4 Days on market

Built 1956 0.29 ac lot Est $132k · 13% under

---

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 +22.1/30.0
• ARV discount +13.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• 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

Located on a quiet cul-de-sac, you will find this gem featuring three bedrooms, one bathroom, a two-car garage, and main-floor laundry. Each room is bathed in natural light within a well-thought-out floor plan. Additional highlights include a decorative fireplace, a fenced yard, and a breezeway between the house and garage that provides excellent extra space. Home is being sold as is.

Key facts

• Decorative fireplace
• Quiet cul-de-sac
• Fenced yard

Tags

• QUIET CUL-DE-SAC
• DECORATIVE FIREPLACE
• FENCED YARD
• BREEZEWAY

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with garage door opener; Concrete driveway; 2 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built approximately 61–70 years ago; Aluminum siding; Asphalt roof; Built before 1978
• Exterior features: Breezeway; Fenced yard; Lot on a cul-de-sac; Level lot (approx. 90 x 140)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Bamboo flooring in master bedroom and one bedroom; Tile flooring in one bedroom; Laminate flooring in dining room, kitchen, laundry, living room; Other flooring in enclosed porch
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Total of 6 rooms; Enclosed porch
• Laundry & utility: Washer; Dryer; Main-level laundry room (6 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.2% vs local median 6.7% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Whittier Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 354 students, 41% FRL); 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 50% FRL track the district average.
• Market conditions: 246 active listings in the ZIP; 6 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 $795 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1956 — 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: 1.04% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $132,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 2nd Ave S	0.16mi	3/2.0	1,008 (-6%)	2mo	$118,000	$117	77
1213 3rd Ave N	0.12mi	2/2.0 (-1)	1,020 (-5%)	3mo	$135,000	$132	74
505 Highview Dr	0.25mi	3/2.0	957 (-11%)	3mo	$155,000	$162	64
415 N 12th St St	0.19mi	3/2.0	1,200 (+12%)	6mo	$103,500	$86	63
1222 Whittier Ct	0.53mi	3/2.0	1,144 (+6%)	7mo	$224,000	$196	55
1336 Florence Ave	0.51mi	2/1.5 (-1)	1,152 (+7%)	3mo	$133,900	$116	55
1315 Caroline Ave	0.57mi	2/1.0 (-1)	1,024 (-5%)	8mo	$140,000	$137	54
1330 Florence Ave	0.50mi	2/1.0 (-1)	976 (-9%)	4mo	$120,000	$123	53
113 N 6th St	0.71mi	3/1.0	1,142 (+6%)	6mo	$48,000	$42	51
1031 Galbraith Dr	0.67mi	3/1.0	1,194 (+11%)	4mo	$139,900	$117	47
915 N 12th St	0.58mi	2/2.0 (-1)	988 (-8%)	5mo	$143,500	$145	46
729 S 8th St	0.71mi	2/1.0 (-1)	988 (-8%)	3mo	$92,700	$94	46

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,816
• Equity at exit: $17,147

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,274
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $186

Break-even live

Break-even rent $961

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	43d	1	0.66mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.80mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.22mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.22mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.23mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.23mi

Listing history 5 events

1. 2026-06-16
   status $115,000 Pending 4 DOM
2. 2026-06-15
   days on market $115,000 Active 4 DOM
3. 2026-06-14
   days on market $115,000 Active 2 DOM
4. 2026-06-12
   remarks 387-char remark
5. 2026-06-12
   listed $115,000 Active 1 DOM

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$255/yr (+$21/mo · 19.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,349
• − Mortgage interest: −$6,442
• − Property taxes: −$1,296
• − Insurance: −$575
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,345
• Taxable income: $395
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,133/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

+43.9% since first listed

14 events — show timeline

• 2026-06-11 Listed $115,000 MRED as Distributed by MLS Grid
• 2022-10-05 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
• 2013-07-31 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2013-07-31 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2013-05-14 Listed $79,900 MRED as Distributed by MLS Grid
• 2013-05-14 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2006-05-16 Listing Removed — MRED as Distributed by MLS Grid
• 2006-04-19 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2006-01-03 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2005-11-28 Listing Removed — MRED as Distributed by MLS Grid
• 2005-11-16 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-3.1%/yr

Latest (2025): $1,296 · -6.9% YoY. Source: county tax records.