100 Clinton St St · Palo, IA 52324

$140,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records

Built 1994 Est $272k · 49% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +4.7/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1994

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (14.7% below list).
• Recommended offer: $119k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#312 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cedar Rapids Community School District (urban): math 50% / reading 59% proficiency, ranked #265 of 289 in IA (top 92%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Viola Gibson Elementary School (math 79% / reading 77%, grade A, #98 of 616 statewide, top 16%, 591 students, 14% FRL); Harding Middle School (math 61% / reading 69%, grade A-, #154 of 246 statewide, top 63%, 713 students, 43% FRL); John F Kennedy High School (math 63% / reading 77%, grade B+, #146 of 336 statewide, top 45%, 1,714 students, 31% FRL).
• Zoned-school proficiency averages 71% at this address vs 54% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cedar Rapids Community School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 27 active listings in the ZIP; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Linn County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $119,357 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $272,064
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Vinton St	0.11mi	3/2.0	1,131 (-9%)	2mo	$176,500	$156	74
801 Iowa Ave	0.09mi	2/1.0 (-1)	1,120 (-10%)	8mo	$195,000	$174	67
1003 2nd St	0.09mi	3/2.0	1,344 (+8%)	19mo	$215,000	$160	64
827 Indigo Dr	0.57mi	3/2.0	1,345 (+8%)	1mo	$334,000	$248	56
321 Sumac Dr	0.48mi	3/2.0	1,200 (-4%)	14mo	$270,000	$225	56
826 Indigo Dr	0.56mi	3/2.0	1,200 (-4%)	10mo	$278,350	$232	55
918 Juneberry Dr	0.59mi	2/2.0 (-1)	1,207 (-3%)	7mo	$255,000	$211	52
922 Juneberry Dr	0.60mi	2/2.0 (-1)	1,207 (-3%)	8mo	$281,000	$233	51
345 Sumac Dr	0.50mi	3/2.0	1,309 (+5%)	19mo	$285,450	$218	49
329 Sumac Dr	0.48mi	3/2.0	1,309 (+5%)	21mo	$285,000	$218	48
843 Indigo Dr	0.60mi	3/2.0	1,309 (+5%)	16mo	$295,450	$226	47

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-24,518
• Equity at exit: $20,874

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-23,651
• Equity at exit: $12,105

Cash invested: $39,200 (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 52324

• Home prices YoY: -8.1%
• Active inventory: 27
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-29

Break-even live

Break-even rent $1,230

Max offer price $134,861

Occupancy floor 97%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   listed $140,000
2. 2026-05-18
   historical

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$22/yr (+$2/mo · 1.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,323
• − Mortgage interest: −$7,842
• − Property taxes: −$2,154
• − Insurance: −$700
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,073
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $308/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: Cedar Rapids Community School District
• NCES district ID: 1906540
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $53,568
• Composite: 46.82/100
• National rank: #2378
• State rank: #265 of 289 in IA

Livability — Palo

• Score: 72/100
• State rank: #312
• US rank: #6109

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palo, IA
• City population: 1,955
• Population (ZIP): 1,955

Population outlook (Linn County) Hauer SSP2

• Today (2025): 239,589 people
• By 2030: 248,587 · +3.8%
• By 2040: 264,817 · +10.5%
• By 2050: 278,685 · +16.3%
• By 2075: 311,754 · +30.1%
• By 2100: 336,773 · +40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Italian 5% Portuguese 2% Romanian 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Linn

• 2024 margin: Lean D (+9.9) · D 54.2% · R 44.3% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 21.5pp · 2024: 9.9pp
• All cycles: 2024: D+9.9 2020: D+13.7 2016: D+9.0 2012: D+17.6 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.55%
• Current HPI: 255.5816
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-18 Delisted — CRAAR, CDRMLS
• 2026-05-18 Listed $140,000 CRAAR, CDRMLS

Property tax history

+7.6%/yr

Latest (2025): $2,154 · -3.3% YoY. Source: county tax records.