212 21st Pl · Clinton, IA 52732

$30,900

3 bd · 2.5 ba · 1,035 sqft · SingleFamily public records · 20 Days on market

Built 1939 0.35 ac 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

2-bedroom, 1-bath bungalow featuring over 1,000 sq. ft. of main-level living space. Highlights include open kitch and dining area , a full basement offering additional storage or potential expansion, and an off street parking pad.

Key facts

• Full basement
• Excellent storage
• Potential expansion

Tags

• FULL BASEMENT
• EXCELLENT STORAGE
• POTENTIAL EXPANSION
• CONVENIENT PARKING PAD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Owned parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Wood siding exterior
• Construction: Approximately 81–90 years old; Asphalt roof; Block foundation; Wood siding construction
• Exterior features: Irregular lot; Lot dimensions approximately 134 x 80

Interior

• Kitchen: Main-level kitchen (10 x 10)
• Bedrooms: Master bedroom on main level with hardwood flooring; Second bedroom on main level (8 x 9) with other flooring; Additional attic space (9 x 9) that can serve as a bedroom
• Flooring: Wood flooring in some areas; Hardwood in master bedroom; Other flooring in living room, kitchen, and second bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric heating; Central air conditioning
• Interior features: Five total rooms; Storm door(s); Ceiling fan(s); Finished attic with interior stairs; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.2% 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.
• Market conditions: 246 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $214 of loan paydown is wiped out by about $927 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,436 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 4.14% ✓
• Cap rate: 37.24%
• Cash-on-cash: 110.52%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $110,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 Prospect Ave	0.36mi	3/2.0	1,044 (+1%)	3mo	$110,000	$105	77
1030 Grandview Dr	0.51mi	3/2.0	1,024 (-1%)	6mo	$125,000	$122	67
837 14th Ave S	0.39mi	2/1.0 (-1)	1,098 (+6%)	3mo	$79,500	$72	58
740 15th Ave S	0.45mi	2/1.0 (-1)	1,086 (+5%)	2mo	$40,000	$37	58
2213 S 14th St	0.52mi	3/1.5	969 (-6%)	8mo	$143,500	$148	54
374 23rd Pl	0.42mi	2/2.0 (-1)	918 (-11%)	4mo	$118,550	$129	52
1408 S 10th St	0.35mi	2/1.0 (-1)	1,164 (+12%)	1mo	$125,000	$107	51
2328 Dunham St	0.41mi	3/1.0	932 (-10%)	10mo	$30,000	$32	50
1302 S 10th St	0.43mi	2/1.0 (-1)	938 (-9%)	9mo	$86,000	$92	46
1115 S 12th St	0.57mi	3/1.5	1,175 (+14%)	2mo	$87,000	$74	45
1239 14th Ave S	0.52mi	3/1.0	912 (-12%)	8mo	$100,000	$110	43
907 11th Ave S	0.57mi	2/1.0 (-1)	882 (-15%)	6mo	$94,900	$108	32

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: —
• Equity multiple: 6.29×
• Total profit: $45,765
• Equity at exit: $4,607

10-year hold

• IRR: —
• Equity multiple: 13.17×
• Total profit: $105,281
• Equity at exit: $2,672

Cash invested: $8,652 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$162
• Tax est. 1.5%: −$39 /mo · $464/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $797

Break-even live

Break-even rent $270

Max offer price $30,900

Occupancy floor 33%

Sensitivity live

Price	-10% $818	-5% $808	+0% $797	+5% $786	+10% $776
Rent	-10% $696	-5% $746	+0% $797	+5% $847	+10% $898
Rate	-1.0pp $812	-0.5pp $805	base $797	+0.5pp $789	+1.0pp $781

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: $7,725
• Closing costs: $927
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	0.79mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.01mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	1.01mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.01mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	1.02mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	44d	1	1.44mi

Listing history 6 events

1. 2026-06-12
   statusdays on market $30,900 Pending 20 DOM
2. 2026-06-09
   days on market $30,900 Active 19 DOM
3. 2026-06-08
   days on market $30,900 Active 18 DOM
4. 2026-06-07
   days on market $30,900 Active 17 DOM
5. 2026-06-07
   remarks 232-char remark
6. 2026-06-07
   listed $30,900 Active 16 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $15,348
• − Mortgage interest: −$1,731
• − Property taxes: −$464
• − Insurance: −$154
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$899
• Taxable income: $9,644
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,248/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

Property tax history

+7.1%/yr

Latest (2025): $2,286 · +160.3% YoY. Source: county tax records.