803 5th Ave S Ave S · Clinton, IA 52732

$149,000

4 bd · 3.0 ba · 2,648 sqft · SingleFamily public records · 52 Days on market

Built 1900 Est $204k · 27% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• 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

Beautifully built American Four Square style 4 bedroom home with original hardwood floors and woodwork. Main level has large dining and living room and a 3 season porch with many windows. Beautifully tiled and updated full bath and a kitchen with a practical nook. Lower level has a great movie theater system with a screen, projector, sound system, and movie theater style chairs that will all stay with the home. Upper level you will find 4 bedrooms and a full bath with a large tub room. The spacious fenced in back yard has many possibilities as well as a charming 2 car garage.

Key facts

• 3 season porch
• Fenced in back yard
• 2 garage spots

Tags

• AMERICAN FOUR SQUARE STYLE
• ORIGINAL HARDWOOD FLOORS
• 3 SEASON PORCH
• TILED AND UPDATED FULL BATH
• FENCED IN BACK YARD
• CHARMING 2 CAR GARAGE

Property features AI

Finance

• Other: Living area per assessor; Total living area reported as 2,986 (assessor)
• Financial info: Homeowner tax exemption; Special service area included in tax bill; Earnest money required; possession at closing

Exterior

• Parking: Detached garage with alley access (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Property built over 100 years ago; Built before 1978
• Construction: Wood siding and vinyl siding; Other foundation
• Exterior features: Corner, level lot; Lot dimensions approximately 140 x 50 x 140 x 50

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement bathroom present
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial, partially finished basement; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (5.4% below list).
• Recommended offer: $141k (5.4% below list) — sets the bar for 1% rule.

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: Jefferson Elementary School (math 57% / reading 47%, grade C-, #494 of 616 statewide, top 83%, 343 students, 79% 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).
• Market conditions: 247 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 $1k 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 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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.

Risks & watch-outs

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

Recommended offer $140,894 (5.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $203,896
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 5th Ave S	0.28mi	4/2.0	2,424 (-8%)	2mo	$98,000	$40	67
1121 2nd Ave S	0.49mi	5/3.5 (+1)	2,604 (-2%)	7mo	$230,000	$88	62
605 S Bluff Blvd	0.35mi	5/2.5 (+1)	2,770 (+5%)	13mo	$115,000	$42	58
910 2nd Ave S	0.32mi	4/2.5	2,262 (-15%)	1mo	$226,000	$100	58
631 5th Ave S	0.23mi	5/2.5 (+1)	2,323 (-12%)	6mo	$135,000	$58	57
700 S Bluff Blvd	0.48mi	4/2.0	2,922 (+10%)	19mo	$225,000	$77	40
1033 Carriage Hill Dr	0.73mi	4/3.0	2,316 (-12%)	10mo	$320,000	$138	37

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-20,670
• Equity at exit: $22,216

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-13,415
• Equity at exit: $12,883

Cash invested: $41,720 (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: 247
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$216 /mo · $2,588/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $54

Break-even live

Break-even rent $1,341

Max offer price $149,000

Occupancy floor 91%

Sensitivity live

Price	-10% $138	-5% $96	+0% $54	+5% $12	+10% $-30
Rent	-10% $-57	-5% $-2	+0% $54	+5% $110	+10% $165
Rate	-1.0pp $129	-0.5pp $92	base $54	+0.5pp $15	+1.0pp $-24

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-05-22
   status Active
2. 2026-02-10
   historical
3. 2026-01-15
   price $149,000
4. 2026-01-15
   status Active
5. 2026-01-14
   historical
6. 2026-01-07
   status Active
7. 2026-01-06
   historical
8. 2026-01-05
   historical
9. 2025-12-08
   listed Active
10. 2021-08-06
    historical
11. 2021-08-06
    historical
12. 2021-08-06
    historical
13. 2021-08-06
    historical
14. 2021-08-06
    historical
15. 2021-08-06
    historical
16. 2021-08-06
    historical
17. 2021-08-06
    historical
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2021-03-16
    soldstatus $142,500
21. 2021-03-15
    soldstatus $142,500
22. 2021-03-15
    soldstatus $142,500
23. 2020-09-10
    listed $145,000
24. 2020-09-10
    listed $145,000
25. 2018-10-19
    historical
26. 2016-08-17
    historical
27. 2012-04-30
    soldstatus $129,900
28. 2012-04-30
    soldstatus $129,900
29. 2011-04-01
    listed $139,900
30. 2011-04-01
    listed $139,900
31. 2000-07-17
    soldstatus $87,000
32. 2000-07-17
    soldstatus $87,000
33. 2000-04-24
    listed $89,900
34. 2000-04-24
    listed $89,900

ⓘ 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: $2,588 · $216/mo
• Projected year-2 tax: $2,588 · $216/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 4/10 Moderate FEMA zone X · 23% 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: $16,907
• − Mortgage interest: −$8,346
• − Property taxes: −$2,588
• − Insurance: −$745
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,335
• Taxable loss: −$1,812
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $1,082/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

+65.7% since first listed

34 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-10 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $149,000 MRED as Distributed by MLS Grid
• 2026-01-15 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-07 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
• 2025-12-08 Listed — 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
• 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
• 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-03-16 Sold (Public Records) $142,500 Public Records
• 2021-03-15 Sold (MLS) $142,500 MRED as Distributed by MLS Grid
• 2021-03-15 Sold (MLS) $142,500 RMLSA as Distributed by MLS Grid
• 2020-09-10 Listed $145,000 MRED as Distributed by MLS Grid
• 2020-09-10 Listed $145,000 RMLSA as Distributed by MLS Grid
• 2018-10-19 Listing Removed — MRED as Distributed by MLS Grid
• 2016-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2012-04-30 Sold (MLS) $129,900 RMLSA as Distributed by MLS Grid
• 2012-04-30 Sold (MLS) $129,900 MRED as Distributed by MLS Grid
• 2011-04-01 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2011-04-01 Listed $139,900 MRED as Distributed by MLS Grid
• 2000-07-17 Sold (MLS) $87,000 RMLSA as Distributed by MLS Grid
• 2000-07-17 Sold (MLS) $87,000 RMLSA as Distributed by MLS Grid
• 2000-04-24 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2000-04-24 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $2,588 · +1.6% YoY. Source: county tax records.