721 Highview Dr · Clinton, IA 52732

$139,900

4 bd · 1.5 ba · 1,708 sqft · SingleFamily public records · 2 Days on market

Built 1957 7,405 sqft lot Est $227k · 38% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• 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

Welcome home! This home is very well taken care of and looking for its new owner. It is a well maintained 3-bedroom (4th Non-conforming in the basement), 2-bath ranch that offers comfort, convenience, and incredible value! 3 bedrooms on the main level and a full bathroom. The kitchen was remodeled in 2011 and features granite countertops, soft-close cabinetry, and newer appliances. All appliances-including the basement freezer-can remain with the property. Enjoy relaxing in the inviting three-season room overlooking the backyard, complete with a storage shed added in 2016 and a new patio set that stays for the new owners to enjoy. The detached 1.5-car garage is complemented by an additiona

Key facts

• Three-season room
• Remodeled kitchen
• Soft-close cabinetry

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• SOFT-CLOSE CABINETRY
• THREE-SEASON ROOM
• STORAGE SHED
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: No master association fees (not required)

Exterior

• Parking: Detached garage with garage door opener (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story design; Disability access equipped
• Construction: Built approximately 61–70 years ago; Aluminum siding; Asphalt roof; Block foundation
• Exterior features: Patio with screened area; Chain link fencing; Level lot (approx. 60 x 120)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: Three bedrooms on the main level; One additional bedroom in the basement (can be used as a 4th bedroom)
• Flooring: Carpet in the living room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished full basement; Accessible shower; Eight total rooms
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $137k (1.9% below list).
• Recommended offer: $137k (1.9% 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.
• 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 $967 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,257 (1.9% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $227,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 6th Ave N	0.12mi	3/2.5 (-1)	1,649 (-4%)	5mo	$180,000	$109	76
1212 N 12th St	0.51mi	3/2.0 (-1)	1,737 (+2%)	0mo	$159,000	$92	66
1206 10th Ave N	0.23mi	3/1.0 (-1)	1,532 (-10%)	3mo	$184,900	$121	62
1145 N 14th St	0.49mi	3/2.0 (-1)	1,643 (-4%)	3mo	$241,000	$147	61
1135 5th Ave N	0.19mi	3/1.5 (-1)	1,464 (-14%)	1mo	$184,500	$126	61
1024 10th Ave N	0.36mi	3/3.0 (-1)	1,532 (-10%)	4mo	$220,000	$144	52
230 Myra Pl	0.56mi	3/2.0 (-1)	1,559 (-9%)	2mo	$90,000	$58	51
256 Thorwaldsen Pl	0.61mi	3/1.5 (-1)	1,582 (-7%)	11mo	$210,000	$133	46
1324 13th Ave N	0.59mi	3/2.5 (-1)	1,887 (+10%)	1mo	$242,000	$128	45
510 N 18th St	0.73mi	3/2.5 (-1)	1,805 (+6%)	12mo	$240,500	$133	37
1716 Conor Ct	0.69mi	3/2.5 (-1)	1,492 (-13%)	1mo	$360,000	$241	37
1725 Conor Ct	0.69mi	3/3.0 (-1)	1,504 (-12%)	8mo	$405,000	$269	30

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,651
• Equity at exit: $20,860

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,006
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $173

Break-even live

Break-even rent $1,153

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $139,900 Active 2 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $139,900 Active 1 DOM

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$383/yr (+$32/mo · 26.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,471
• − Mortgage interest: −$7,837
• − Property taxes: −$1,430
• − Insurance: −$700
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,070
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,127/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

1 event — show timeline

• 2026-06-17 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $1,430 · -6.2% YoY. Source: county tax records.