806 N 3rd St · Clinton, IA 52732

$124,900

3 bd · 1.5 ba · 1,527 sqft · Other public records · 26 Days on market

Built 1930 7,000 sqft lot $82/sqft · 8% below area Est $135k · 8% under

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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 +20.1/30.0
• ARV discount +10.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• 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 MLS

Charming all-brick home full of character and timeless appeal! You'll love the inviting front porch-perfect for morning coffee or unwinding in the evenings-along with a spacious back deck overlooking a fully fenced backyard, ideal for relaxing or entertaining. The main floor offers two bedrooms and a beautifully remodeled full bathroom, while upstairs you'll find a private primary suite complete with a bonus room that could serve as a cozy sitting area, home office, or even an additional bedroom, along with a convenient half bath. The upper level also features an abundance of attic storage, giving you space for everything. A detached two-car garage with alley access adds extra convenience. This home blends classic charm with functional living space-definitely one you don't want to miss!

Key facts

• Front porch
• Bonus room
• Back deck

Tags

• FRONT PORCH
• BACK DECK
• FULLY FENCED BACKYARD
• REMODELED FULL BATHROOM
• PRIVATE PRIMARY SUITE
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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: $123k (1.5% below list) — sets the bar for market timing.

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; 5 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 $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 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.05% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $135,057
• List price: $124,900
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,325
• Equity at exit: $18,623

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,868
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$655
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $155

Break-even live

Break-even rent $1,121

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.67mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.25mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.26mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	1.26mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	1.26mi

Listing history 19 events

1. 2026-05-11
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Charming all-brick home full of character and timeless appeal! You'll love the inviting front porch-perfect for morning coffee or unwinding in the evenings-along with a spacious back deck overlooking a fully fenced backyard, ideal for relaxing or entertaining. The main floor offers two bedrooms and a beautifully remodeled full bathroom, while upstairs you'll find a private primary suite complete with a bonus room that could serve as a cozy sitting area, home office, or even an additional bedroom, along with a convenient half bath. The upper level also features an abundance of attic storage, giving you space for everything. A detached two-car garage with alley access adds extra convenience. This home blends classic charm with functional living space-definitely one you don't want to miss!

2. 2026-05-07
   price $124,900 797-char remark

   Show marketing remark (797 chars)

   Charming all-brick home full of character and timeless appeal! You'll love the inviting front porch-perfect for morning coffee or unwinding in the evenings-along with a spacious back deck overlooking a fully fenced backyard, ideal for relaxing or entertaining. The main floor offers two bedrooms and a beautifully remodeled full bathroom, while upstairs you'll find a private primary suite complete with a bonus room that could serve as a cozy sitting area, home office, or even an additional bedroom, along with a convenient half bath. The upper level also features an abundance of attic storage, giving you space for everything. A detached two-car garage with alley access adds extra convenience. This home blends classic charm with functional living space-definitely one you don't want to miss!

3. 2026-04-25
   price $129,000 797-char remark

   Show marketing remark (797 chars)

   Charming all-brick home full of character and timeless appeal! You'll love the inviting front porch-perfect for morning coffee or unwinding in the evenings-along with a spacious back deck overlooking a fully fenced backyard, ideal for relaxing or entertaining. The main floor offers two bedrooms and a beautifully remodeled full bathroom, while upstairs you'll find a private primary suite complete with a bonus room that could serve as a cozy sitting area, home office, or even an additional bedroom, along with a convenient half bath. The upper level also features an abundance of attic storage, giving you space for everything. A detached two-car garage with alley access adds extra convenience. This home blends classic charm with functional living space-definitely one you don't want to miss!

4. 2026-04-15
   listed $134,900 Active 797-char remark

   Show marketing remark (797 chars)

   Charming all-brick home full of character and timeless appeal! You'll love the inviting front porch-perfect for morning coffee or unwinding in the evenings-along with a spacious back deck overlooking a fully fenced backyard, ideal for relaxing or entertaining. The main floor offers two bedrooms and a beautifully remodeled full bathroom, while upstairs you'll find a private primary suite complete with a bonus room that could serve as a cozy sitting area, home office, or even an additional bedroom, along with a convenient half bath. The upper level also features an abundance of attic storage, giving you space for everything. A detached two-car garage with alley access adds extra convenience. This home blends classic charm with functional living space-definitely one you don't want to miss!

5. 2021-08-06
   historical
6. 2018-01-31
   soldstatus $59,000
7. 2018-01-19
   soldstatus $59,000
8. 2018-01-19
   soldstatus $59,000
9. 2017-10-05
   listed $59,900
10. 2017-10-05
    listed $59,900
11. 2014-08-27
    soldstatus $82,000
12. 2008-11-03
    soldstatus $52,800
13. 2008-11-03
    soldstatus $52,800
14. 2008-07-11
    listed $59,900
15. 2008-07-11
    listed $59,900
16. 2007-03-14
    soldstatus $85,464
17. 2007-03-14
    soldstatus $85,464
18. 2007-02-08
    listed $82,900
19. 2007-02-08
    listed $82,900

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/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 · 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: $15,810
• − Mortgage interest: −$6,996
• − Property taxes: −$2,144
• − Insurance: −$624
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,633
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,890/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

+50.7% since first listed

19 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-04-25 Price Changed $129,000 MRED as Distributed by MLS Grid
• 2026-04-15 Listed $134,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-01-31 Sold (Public Records) $59,000 Public Records
• 2018-01-19 Sold (MLS) $59,000 MRED as Distributed by MLS Grid
• 2018-01-19 Sold (MLS) $59,000 RMLSA as Distributed by MLS Grid
• 2017-10-05 Listed $59,900 MRED as Distributed by MLS Grid
• 2017-10-05 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2014-08-27 Sold (Public Records) $82,000 Public Records
• 2008-11-03 Sold (MLS) $52,800 MRED as Distributed by MLS Grid
• 2008-11-03 Sold (MLS) $52,800 RMLSA as Distributed by MLS Grid
• 2008-07-11 Listed $59,900 MRED as Distributed by MLS Grid
• 2008-07-11 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2007-03-14 Sold (MLS) $85,464 RMLSA as Distributed by MLS Grid
• 2007-03-14 Sold (MLS) $85,464 MRED as Distributed by MLS Grid
• 2007-02-08 Listed $82,900 RMLSA as Distributed by MLS Grid
• 2007-02-08 Listed $82,900 MRED as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,144 · +1.6% YoY. Source: county tax records.