2345 Dunham St · Clinton, IA 52732

$72,000

2 bd · 1.5 ba · 768 sqft · SingleFamily public records · 5 Days on market

Built 1900 6,534 sqft lot $94/sqft · 20% above area Est $60k · 20% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom ranch offers more space than meets the eye! Featuring a full basement and walk-up attic, there's plenty of room for storage, hobbies, or future expansion possibilities. The main level includes a full bathroom, while the basement adds the convenience of an additional shower. 3-season rooms located on both the front and back of the home. Outside, you'll find a patio area, a partially fenced yard, and a spacious 2-car garage.

Key facts

• 3-season rooms
• Patio area
• Full basement

Tags

• FULL BASEMENT
• WALK-UP ATTIC
• 3-SEASON ROOMS
• PATIO AREA
• PARTIALLY FENCED YARD

Property features AI

Finance

• Other: Living area reported from assessor; Total finished/unfinished area combined approximately 1,536 (main level finished ~768 with unfinished basement ~768)
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete) — 2 garage spaces, 2 total parking spaces; Garage is owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Built over 100 years ago; Asphalt roof; Block foundation; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Not rebuilt or recently rehabbed
• Exterior features: Patio with screened area; Level lot; Lot dimensions approximately 50 x 127

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Vinyl flooring in the kitchen
• Bedrooms: Master bedroom on main level with hardwood floors (approximately 10 x 12); Second bedroom on main level with hardwood floors (approximately 10 x 10)
• Flooring: Hardwood flooring in main bedrooms and select rooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom; Basement has a bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Full, unfinished basement; Separate dining room; Family room; Living room
• Laundry & utility: Laundry room; Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $72k).
• Cap rate 8.8% 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; 2 comparable units currently listed for rent nearby; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).
• This rent is only 16% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $72,000

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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $60,100
• List price: $72,000
• Delta: 19.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2345 Dunham St	0.00mi	2/1.5	768 (0%)	0mo	$73,000	$95	100
2303 Dunham St	0.11mi	2/1.0	768 (0%)	10mo	$117,500	$153	84
392 21st Pl	0.35mi	2/1.0	764 (-0%)	9mo	$50,000	$65	73
1444 Prospect Ave	0.42mi	2/1.5	780 (+2%)	10mo	$94,900	$122	70
2100 West Ct	0.31mi	2/1.0	740 (-4%)	10mo	$30,000	$41	69
261 21st Pl	0.32mi	2/1.5	827 (+8%)	8mo	$146,900	$178	66
2413 S 14th St	0.20mi	2/1.0	872 (+14%)	8mo	$72,500	$83	59
1035 14th Ave S	0.51mi	2/1.0	816 (+6%)	9mo	$105,000	$129	56
1304 S 10th St	0.60mi	2/1.0	816 (+6%)	6mo	$92,500	$113	54
1324 Grandview Dr	0.51mi	2/1.0	718 (-6%)	11mo	$89,700	$125	54
239 17th Pl	0.55mi	2/1.0	831 (+8%)	7mo	$65,900	$79	53
1319 14th Ave S	0.43mi	3/1.0 (+1)	864 (+12%)	7mo	$108,750	$126	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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-2,088
• Equity at exit: $10,735

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $10,549
• Equity at exit: $6,225

Cash invested: $20,160 (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: $819 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $150

Break-even live

Break-even rent $629

Max offer price $72,000

Occupancy floor 77%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.80mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	43d	1	1.49mi

Listing history 2 events

1. 2026-05-11
   status Pending 441-char remark
2. 2026-05-06
   listed $72,000 Active 441-char remark

ⓘ 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: $1,101 · $92/mo
• Expected delta: +$29/yr (+$2/mo · 2.7%)

ⓘ 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 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: $9,830
• − Mortgage interest: −$4,033
• − Property taxes: −$1,072
• − Insurance: −$360
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$2,095
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $1,635/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

+1.4% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-06 Listed $72,000 MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,072 · +1.7% YoY. Source: county tax records.