519 22nd Ave N · Clinton, IA 52732

$109,700

3 bd · 2.5 ba · 1,188 sqft · Other public records · 7 Days on market

Built 2004 0.40 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Don't wait to check out this cozy 3-bedroom, 2-bathroom home that sits on a sprawling, nearly half-acre corner lot right in the heart of the city! The bright interior features a dining room that opens directly onto a spacious deck - perfect for entertaining - and a private master suite complete with a relaxing jacuzzi tub. Along with an attached 2-car garage, this unique property boasts a large additional garage in the backyard, offering unmatched workshop space or extra storage! Enjoy country-sized outdoor space with total urban convenience! Schedule your showing today!

Key facts

• Workshop space
• Private master suite
• Spacious deck

Tags

• CORNER LOT
• SPACIOUS DECK
• PRIVATE MASTER SUITE
• JACUZZI TUB
• LARGE ADDITIONAL GARAGE
• WORKSHOP SPACE

Property features AI

Finance

• HOA & community: No master association fee required; Community features include curbs, street lights, and paved streets

Exterior

• Parking: Attached garage on concrete pad; 2 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family manufactured home; Approximately 1,188 total finished square feet; Fee simple ownership; Age: about 21–25 years
• Construction: Vinyl siding; Asphalt roof; Block and concrete perimeter foundation; Built after 1978
• Exterior features: Deck; Corner, level lot (approx. 125 x 140)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 3 bedrooms (all on main level); Bedroom dimensions include 13 x 10 (master), 11 x 12, and 12 x 10; Blinds on many windows
• Flooring: Carpet in living areas and bedrooms; Wood laminate in kitchen and laundry
• Bathrooms: 2 full bathrooms; Master bath with whirlpool tub and separate shower
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 6 total rooms; Kitchen/Dining combo
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.2% vs local median 6.7% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $758 of loan paydown is wiped out by about $3k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,700

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,445
• Equity at exit: $16,357

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,027
• Equity at exit: $9,485

Cash invested: $30,716 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$575
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $178

Break-even live

Break-even rent $958

Max offer price $109,700

Occupancy floor 80%

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   statusdays on market $109,700 Pending 7 DOM
2. 2026-06-02
   days on market $109,700 Active 6 DOM
3. 2026-06-01
   days on market $109,700 Active 5 DOM
4. 2026-05-31
   days on market $109,700 Active 4 DOM
5. 2026-05-30
   days on market $109,700 Active 3 DOM
6. 2026-05-27
   listed $109,700 Active

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$44/yr (+$4/mo · 2.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $14,199
• − Mortgage interest: −$6,145
• − Property taxes: −$1,634
• − Insurance: −$548
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,191
• Taxable income: $409
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,034/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

• 2026-05-27 Listed $109,700 MRED as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $1,634 · +12.8% YoY. Source: county tax records.