122 Fayette St · Clinton, IA 52732

$45,900

2 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 58 Days on market

Built 1900 10,320 sqft lot $44/sqft · 31% below area Est $67k · 31% 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 MLS

This property is being sold as-is, Property is lender -owned and U.S. Bank National Association is making no representations or warranties. property must be listed for a minimum of 8 days after the first day that the property has been entered into the "MLS" This single-story frame home in Clinton offers 1,053 square feet. The exterior features low-maintenance vinyl and steel siding, a gable roof with asphalt shingles, and an open front porch. The main level includes five total rooms. There are two bedrooms and one and a half bathrooms. The home is equipped with a forced air gas heating system and a full basement for additional storage or workspace. The property sits on a 0.237-acre lot. There is a detached 14x22 frame garage, providing 308 square feet of parking or storage space. U.S. Bank is offering financing options for potential buyers. Contact listing agent for direct links

Key facts

• Gable roof
• Steel siding
• Full basement

Tags

• LOW-MAINTENANCE VINYL SIDING
• STEEL SIDING
• GABLE ROOF
• OPEN FRONT PORCH
• FORCED AIR GAS HEATING
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Market conditions: 246 active listings in the ZIP; 7 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 $317 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.02% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.1

CMA / ARV

• ARV (median comp): $66,949
• List price: $45,900
• Delta: -31.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 N 6th St	0.05mi	3/1.0 (+1)	1,142 (+8%)	6mo	$48,000	$42	69
533 6th Ave N	0.33mi	1/1.0 (-1)	1,088 (+3%)	1mo	$39,900	$37	69
620 N 4th St	0.44mi	2/2.0	1,000 (-5%)	6mo	$52,980	$53	66
515 1st Ave	0.10mi	2/1.0	917 (-13%)	6mo	$96,500	$105	65
312 N 3rd St	0.37mi	3/1.0 (+1)	1,114 (+6%)	7mo	$45,500	$41	58
504 N 4th St	0.35mi	2/1.0	921 (-12%)	2mo	$60,000	$65	57
337 4th Ave N	0.31mi	2/1.0	1,200 (+14%)	2mo	$118,000	$98	56
516 5th Ave N	0.29mi	3/1.0 (+1)	1,190 (+13%)	0mo	$80,000	$67	55
229 8th Ave	0.63mi	2/0.5	1,010 (-4%)	7mo	$18,000	$18	52
729 S 8th St	0.69mi	2/1.0	988 (-6%)	3mo	$92,700	$94	51
624 9th Ave S	0.68mi	3/3.0 (+1)	1,016 (-4%)	5mo	$37,500	$37	49
635 8th Ave S	0.65mi	2/1.0	1,210 (+15%)	6mo	$36,525	$30	36

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $9,568
• Equity at exit: $6,844

10-year hold

• IRR: 26.8%
• Equity multiple: 3.37×
• Total profit: $30,521
• Equity at exit: $3,969

Cash invested: $12,852 (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: 4.1×

Monthly cashflow live

• Estimated rent: $926 high
• Mortgage (P&I): −$241
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $265

Break-even live

Break-even rent $590

Max offer price $45,900

Occupancy floor 66%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.11mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	43d	1	0.51mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.79mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.79mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.80mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.81mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	43d	1	1.08mi

Listing history 25 events

1. 2026-06-19
   days on market $45,900 Active 58 DOM
2. 2026-06-18
   days on market $45,900 Active 57 DOM
3. 2026-06-17
   days on market $45,900 Active 56 DOM
4. 2026-06-16
   days on market $45,900 Active 55 DOM
5. 2026-06-15
   days on market $45,900 Active 54 DOM
6. 2026-06-14
   days on market $45,900 Active 52 DOM
7. 2026-06-12
   days on market $45,900 Active 51 DOM
8. 2026-06-09
   days on market $45,900 Active 48 DOM
9. 2026-06-08
   days on market $45,900 Active 47 DOM
10. 2026-06-07
    days on market $45,900 Active 46 DOM
11. 2026-06-07
    days on market $45,900 Active 45 DOM
12. 2026-06-03
    days on market $45,900 Active 42 DOM
13. 2026-06-02
    days on market $45,900 Active 41 DOM
14. 2026-06-01
    days on market $45,900 Active 40 DOM
15. 2026-05-31
    days on market $45,900 Active 39 DOM
16. 2026-05-30
    days on market $45,900 Active 38 DOM
17. 2026-04-22
    listed $54,000 Active 915-char remark

    Show marketing remark (915 chars)

    This property is being sold as-is, Property is lender -owned and U.S. Bank National Association is making no representations or warranties. property must be listed for a minimum of 8 days after the first day that the property has been entered into the "MLS" This single-story frame home in Clinton offers 1,053 square feet. The exterior features low-maintenance vinyl and steel siding, a gable roof with asphalt shingles, and an open front porch. The main level includes five total rooms. There are two bedrooms and one and a half bathrooms. The home is equipped with a forced air gas heating system and a full basement for additional storage or workspace. The property sits on a 0.237-acre lot. There is a detached 14x22 frame garage, providing 308 square feet of parking or storage space. U.S. Bank is offering financing options for potential buyers. Contact listing agent for direct links

18. 2026-02-08
    historical
19. 2026-01-12
    listed Active
20. 2007-03-26
    soldstatus $64,000
21. 2007-03-26
    soldstatus $64,000
22. 2006-10-17
    listed $69,900
23. 2006-10-17
    listed $69,900
24. 2006-04-05
    soldstatus $30,000
25. 2006-01-27
    listed $39,900

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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 7/10 Severe FEMA zone X · 76% 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: $11,107
• − Mortgage interest: −$2,571
• − Property taxes: −$1,806
• − Insurance: −$896
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,335
• Taxable income: $2,722
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $2,531/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

+35.3% since first listed

9 events — show timeline

• 2026-04-22 Listed $54,000 MRED as Distributed by MLS Grid
• 2026-02-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-12 Listed — MRED as Distributed by MLS Grid
• 2007-03-26 Sold (MLS) $64,000 MRED as Distributed by MLS Grid
• 2007-03-26 Sold (MLS) $64,000 RMLSA as Distributed by MLS Grid
• 2006-10-17 Listed $69,900 MRED as Distributed by MLS Grid
• 2006-10-17 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2006-04-05 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2006-01-27 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $1,806 · +94.2% YoY. Source: county tax records.