811 7th Ave S · Clinton, IA 52732

$147,500

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 128 Days on market

Built 1900 6,534 sqft lot Est $102k · 44% over

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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).

• Cash flow +14.6/30.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Built-in buffet
• Mudroom
• Original woodwork

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• BUILT-IN BUFFET
• MUDROOM
• OVERSIZED 2-CAR GARAGE
• REMODELED UPPER BACK PORCH

Property features AI

Exterior

• Parking: Detached oversized garage with alley access (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Two stories; Fee simple ownership; Home built over 100 years ago; Not rebuilt since original construction
• Construction: Stucco exterior; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 45 x 140

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: Three bedrooms total; Master bedroom located on second floor (10 x 19); Second bedroom located on second floor (9 x 12); Third bedroom located on second floor (10 x 11)
• Flooring: Hardwood flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom; Basement includes a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $136k (7.9% below list).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 128 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $129,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 9th Ave S	0.18mi	2/1.0 (-1)	1,353 (+1%)	6mo	$102,500	$76	76
1043 14th Ave S	0.61mi	2/2.0 (-1)	1,359 (+1%)	5mo	$130,000	$96	60
1324 Caroline Ave	0.60mi	3/1.0	1,298 (-3%)	2mo	$185,000	$143	60
823 14th Ave S	0.53mi	3/2.0	1,456 (+8%)	3mo	$100,000	$69	59
756 13th Ave S	0.46mi	3/1.5	1,219 (-9%)	4mo	$50,500	$41	58
635 8th Ave S	0.26mi	2/1.0 (-1)	1,210 (-10%)	6mo	$36,525	$30	57
545 3rd Ave S	0.49mi	2/1.0 (-1)	1,245 (-7%)	2mo	$74,900	$60	54
1125 8th Ave S	0.39mi	4/1.5 (+1)	1,527 (+14%)	1mo	$20,000	$13	52
1316 Florence Ave	0.63mi	2/1.0 (-1)	1,276 (-5%)	4mo	$154,255	$121	50
1115 S 12th St	0.57mi	3/1.5	1,175 (-13%)	2mo	$87,000	$74	49
1408 S 10th St	0.58mi	2/1.0 (-1)	1,164 (-13%)	1mo	$125,000	$107	40
1336 Florence Ave	0.67mi	2/1.5 (-1)	1,152 (-14%)	3mo	$133,900	$116	35

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-21,698
• Equity at exit: $21,993

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-15,966
• Equity at exit: $12,753

Cash invested: $41,300 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$774
• Tax from tax record: −$204 /mo · $2,452/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $34

Break-even live

Break-even rent $1,316

Max offer price $147,500

Occupancy floor 92%

Sensitivity live

Price	-10% $118	-5% $76	+0% $34	+5% $-8	+10% $-49
Rent	-10% $-73	-5% $-20	+0% $34	+5% $88	+10% $141
Rate	-1.0pp $108	-0.5pp $72	base $34	+0.5pp $-4	+1.0pp $-43

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	45d	1	0.59mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.65mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.66mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.66mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.67mi

Listing history 30 events

1. 2026-05-14
   status Pending
2. 2026-03-30
   historical Contingent - Continue to Show
3. 2026-01-06
   listed $147,500 Active
4. 2025-12-17
   historical
5. 2025-12-17
   historical
6. 2025-09-09
   price
7. 2025-09-08
   listed Active
8. 2025-08-22
   historical
9. 2025-08-22
   historical
10. 2025-06-01
    price
11. 2025-05-14
    price
12. 2025-04-24
    price
13. 2025-04-02
    listed Active
14. 2022-11-29
    soldstatus $168,000
15. 2022-11-28
    soldstatus $168,000
16. 2022-11-28
    soldstatus $168,000 Closed
17. 2022-10-14
    status Pending
18. 2022-09-18
    listed $189,900
19. 2022-09-18
    listed $189,900 Active
20. 2021-02-26
    soldstatus $54,000
21. 2021-02-26
    soldstatus $54,000
22. 2021-02-26
    soldstatus $54,000
23. 2021-01-11
    listed $67,900
24. 2021-01-11
    listed $67,900
25. 2020-05-08
    soldstatus $25,000
26. 2015-04-27
    soldstatus $67,500
27. 2015-04-24
    soldstatus $67,500
28. 2015-04-24
    soldstatus $67,500
29. 2014-11-01
    listed $69,500
30. 2014-11-01
    listed $69,500

ⓘ 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: $2,452 · $204/mo
• Projected year-2 tax: $2,452 · $204/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 3/10 Moderate FEMA zone X · 10% 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: $16,305
• − Mortgage interest: −$8,262
• − Property taxes: −$2,452
• − Insurance: −$738
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,291
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $900/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

+112.2% since first listed

30 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-03-30 Contingent — MRED as Distributed by MLS Grid
• 2026-01-06 Listed $147,500 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-08 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-02 Listed — RMLSA as Distributed by MLS Grid
• 2022-11-29 Sold (Public Records) $168,000 Public Records
• 2022-11-28 Sold (MLS) $168,000 RMLSA as Distributed by MLS Grid
• 2022-11-28 Sold (MLS) $168,000 MRED as Distributed by MLS Grid
• 2022-10-14 Pending — RMLSA as Distributed by MLS Grid
• 2022-09-18 Listed $189,900 RMLSA as Distributed by MLS Grid
• 2022-09-18 Listed $189,900 MRED as Distributed by MLS Grid
• 2021-02-26 Sold (Public Records) $54,000 Public Records
• 2021-02-26 Sold (MLS) $54,000 RMLSA as Distributed by MLS Grid
• 2021-02-26 Sold (MLS) $54,000 MRED as Distributed by MLS Grid
• 2021-01-11 Listed $67,900 RMLSA as Distributed by MLS Grid
• 2021-01-11 Listed $67,900 MRED as Distributed by MLS Grid
• 2020-05-08 Sold (Public Records) $25,000 Public Records
• 2015-04-27 Sold (Public Records) $67,500 Public Records
• 2015-04-24 Sold (MLS) $67,500 MRED as Distributed by MLS Grid
• 2015-04-24 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2014-11-01 Listed $69,500 MRED as Distributed by MLS Grid
• 2014-11-01 Listed $69,500 RMLSA as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $2,452 · +1.7% YoY. Source: county tax records.