2918 Pershing Blvd · Clinton, IA 52732

$73,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 79 Days on market

Built 1889 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Very nicely remodeled. All new flooring (carpet and beautiful hardwood floors. Freshly painted 3 bedroom 1.5 story home, formal dining with pretty built in corner hutches, spacious living room, main level bedroom. Many built ins! Lots of storage. Deep lot with detatched 24x24 2 car garage. Big fragrant rose bushes on the south side of the house!Ready to move into!

Key facts

• Formal dining room
• Nice sized backyard
• 4 seasons porch

Tags

• HARDWOOD FLOORS
• FORMAL DINING ROOM
• BAMBOO FLOORING
• 4 SEASONS PORCH
• NICE SIZED BACKYARD
• DETACHED 2 CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; 1.5-story
• Construction: Aluminum siding; Block and concrete perimeter foundation; Property older than 100 years (built before 1978)
• Exterior features: Level lot; Lot dimensions approximately 50 x 125; Residential zoning

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Full unfinished basement with egress window
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• Zoned schools: Eagle Heights Elementary School (math 65% / reading 62%, grade B, #360 of 616 statewide, top 58%, 474 students, 59% 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) — zoned schools at 55% 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 $505 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $58k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — 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: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $161,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2927 Pershing Blvd	0.03mi	2/1.0 (-1)	1,250 (-5%)	1mo	$130,000	$104	85
3122 Roosevelt St	0.24mi	3/1.0	1,268 (-3%)	1mo	$135,000	$106	82
2621 N 3rd St	0.29mi	3/2.0	1,294 (-1%)	1mo	$174,000	$134	80
2916 N 3rd St	0.13mi	3/1.5	1,328 (+1%)	17mo	$112,000	$84	76
123 32nd Ave N	0.23mi	2/2.0 (-1)	1,392 (+6%)	2mo	$138,500	$99	68
2819 N 3rd St	0.13mi	2/2.0 (-1)	1,160 (-12%)	1mo	$144,900	$125	65
539 Meadowview Dr	0.39mi	3/1.5	1,340 (+2%)	18mo	$165,000	$123	61
3022 Tower Rd	0.25mi	3/2.0	1,140 (-13%)	13mo	$94,000	$82	52
730 Schick Rd	0.56mi	3/3.0	1,274 (-3%)	13mo	$218,000	$171	50
3123 N 2nd St	0.21mi	4/2.5 (+1)	1,152 (-12%)	11mo	$246,500	$214	50
3012 Tower Rd	0.24mi	3/2.0	1,120 (-14%)	15mo	$144,000	$129	48
3211 Garfield St	0.34mi	2/1.0 (-1)	1,114 (-15%)	18mo	$134,000	$120	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: 20.8%
• Equity multiple: 1.85×
• Total profit: $17,322
• Equity at exit: $10,885

10-year hold

• IRR: 28.9%
• Equity multiple: 3.58×
• Total profit: $52,670
• Equity at exit: $6,312

Cash invested: $20,440 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $457

Break-even live

Break-even rent $638

Max offer price $73,000

Occupancy floor 57%

Sensitivity live

Price	-10% $499	-5% $478	+0% $457	+5% $437	+10% $416
Rent	-10% $361	-5% $409	+0% $457	+5% $505	+10% $554
Rate	-1.0pp $494	-0.5pp $476	base $457	+0.5pp $438	+1.0pp $419

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-22
   listed $73,000 Active
2. 2026-05-01
   soldstatus Closed
3. 2026-04-04
   status Pending
4. 2026-03-11
   status Active
5. 2026-02-13
   status Pending
6. 2026-01-16
   status Active
7. 2026-01-14
   historical
8. 2026-01-08
   status Active
9. 2026-01-06
   historical
10. 2026-01-05
    historical
11. 2025-12-01
    listed Active
12. 2014-01-09
    soldstatus $58,500 366-char remark

    Show marketing remark (366 chars)

    Very nicely remodeled. All new flooring (carpet and beautiful hardwood floors. Freshly painted 3 bedroom 1.5 story home, formal dining with pretty built in corner hutches, spacious living room, main level bedroom. Many built ins! Lots of storage. Deep lot with detatched 24x24 2 car garage. Big fragrant rose bushes on the south side of the house!Ready to move into!

13. 2014-01-09
    soldstatus $58,500 366-char remark

    Show marketing remark (366 chars)

    Very nicely remodeled. All new flooring (carpet and beautiful hardwood floors. Freshly painted 3 bedroom 1.5 story home, formal dining with pretty built in corner hutches, spacious living room, main level bedroom. Many built ins! Lots of storage. Deep lot with detatched 24x24 2 car garage. Big fragrant rose bushes on the south side of the house!Ready to move into!

14. 2013-06-04
    listed $69,000 366-char remark

    Show marketing remark (366 chars)

    Very nicely remodeled. All new flooring (carpet and beautiful hardwood floors. Freshly painted 3 bedroom 1.5 story home, formal dining with pretty built in corner hutches, spacious living room, main level bedroom. Many built ins! Lots of storage. Deep lot with detatched 24x24 2 car garage. Big fragrant rose bushes on the south side of the house!Ready to move into!

15. 2013-06-04
    listed $69,000 366-char remark

    Show marketing remark (366 chars)

    Very nicely remodeled. All new flooring (carpet and beautiful hardwood floors. Freshly painted 3 bedroom 1.5 story home, formal dining with pretty built in corner hutches, spacious living room, main level bedroom. Many built ins! Lots of storage. Deep lot with detatched 24x24 2 car garage. Big fragrant rose bushes on the south side of the house!Ready to move into!

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,117 · $93/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: $14,602
• − Mortgage interest: −$4,089
• − Property taxes: −$1,088
• − Insurance: −$365
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,124
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,385/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

+5.8% since first listed

15 events — show timeline

• 2026-05-22 Listed $73,000 MRED as Distributed by MLS Grid
• 2026-05-01 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-04-04 Pending — MRED as Distributed by MLS Grid
• 2026-03-11 Relisted — MRED as Distributed by MLS Grid
• 2026-02-13 Pending — 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
• 2025-12-01 Listed — RMLSA as Distributed by MLS Grid
• 2014-01-09 Sold (MLS) $58,500 RMLSA as Distributed by MLS Grid
• 2014-01-09 Sold (MLS) $58,500 MRED as Distributed by MLS Grid
• 2013-06-04 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2013-06-04 Listed $69,000 MRED as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2025): $1,088 · +1.9% YoY. Source: county tax records.