1913 Pershing Blvd · Clinton, IA 52732

$79,900

2 bd · 1.5 ba · 918 sqft · SingleFamily public records · 147 Days on market

Built 1900 4,375 sqft lot Est $95k · 15% under ↓ 11% since listing

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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 +27.6/30.0
• ARV discount +14.5/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• 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

Move-In Ready Home - Convenient Location! Clean, neat, and ready to move right in! This charming 2-bedroom home features new carpeting, a welcoming open front porch, a spacious living room, formal dining room, and a bright eat-in kitchen. The full bath is well-kept, and there's ample attic storage for all your extras. Outside, enjoy a single-car garage with additional storage-both the home and garage feature newly installed roofs for peace of mind. Perfectly located close to bus lines, the LYONS business district, and easy access to Highway 136 Bridge, Illinois, and Mill Creek Parkway, this home offers both comfort and convenience. Don't miss this great opportunity-schedule your showing tod

Key facts

• Formal dining room
• New carpeting
• Ample attic storage

Tags

• NEW CARPETING
• OPEN FRONT PORCH
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• BRIGHT EAT-IN KITCHEN
• AMPLE ATTIC STORAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Over 100 years old; Built before 1978
• Construction: Vinyl siding; Stone foundation
• Exterior features: Level lot; Lot dimensions approximately 35' x 125'

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Full basement with egress window

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL) — zoned schools at 49% 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 $552 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $94,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 N 4th St	0.37mi	2/1.0	921 (+0%)	6mo	$64,000	$69	75
1619 Pershing Blvd	0.26mi	2/1.0	961 (+5%)	9mo	$105,000	$109	71
407 16th Ave N	0.37mi	2/1.0	940 (+2%)	11mo	$97,000	$103	67
1812 N 6th St	0.31mi	2/1.0	828 (-10%)	1mo	$114,900	$139	66
514 15th Ave N	0.45mi	2/1.0	928 (+1%)	12mo	$105,000	$113	65
1614 Pershing Blvd	0.27mi	3/1.0 (+1)	1,018 (+11%)	6mo	$123,500	$121	57
2516 Roosevelt St	0.57mi	2/1.0	880 (-4%)	9mo	$55,000	$63	57
2511 N 4th St	0.57mi	2/2.0	968 (+5%)	9mo	$78,000	$81	55
1515 Lazy Ln	0.46mi	2/1.5	834 (-9%)	12mo	$68,000	$82	53
722 Main Ave	0.59mi	3/1.0 (+1)	988 (+8%)	5mo	$25,000	$25	49
1005 23rd Ave N	0.55mi	3/1.5 (+1)	1,040 (+13%)	8mo	$148,000	$142	40
510 15th Ave N	0.44mi	3/1.0 (+1)	1,053 (+15%)	11mo	$87,500	$83	39

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,200
• Equity at exit: $11,913

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $21,465
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $238

Break-even live

Break-even rent $700

Max offer price $79,900

Occupancy floor 71%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $79,900 Active 147 DOM
2. 2026-06-18
   days on market $79,900 Active 146 DOM
3. 2026-06-17
   days on market $79,900 Active 145 DOM
4. 2026-06-16
   days on market $79,900 Active 144 DOM
5. 2026-06-15
   days on market $79,900 Active 143 DOM
6. 2026-06-14
   days on market $79,900 Active 141 DOM
7. 2026-06-12
   days on market $79,900 Active 140 DOM
8. 2026-06-09
   days on market $79,900 Active 137 DOM
9. 2026-06-08
   days on market $79,900 Active 136 DOM
10. 2026-06-07
    days on market $79,900 Active 135 DOM
11. 2026-06-07
    days on market $79,900 Active 134 DOM
12. 2026-06-03
    pricestatus $79,900 Active 131 DOM
13. 2026-05-22
    status Active
14. 2026-04-30
    historical Contingent - Continue to Show
15. 2026-04-29
    historical
16. 2026-02-25
    price $79,900
17. 2026-01-16
    status Active
18. 2026-01-14
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-11-12
    listed $89,900 Active
23. 2025-11-12
    listed Active

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$21/yr (+$2/mo · 1.8%)

ⓘ 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 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: $12,013
• − Mortgage interest: −$4,476
• − Property taxes: −$1,212
• − Insurance: −$400
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,324
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,448/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

-11.1% since first listed

11 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-30 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-25 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — 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
• 2025-11-12 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-12 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,212 · +1.5% YoY. Source: county tax records.