222 E Grant St · Clarinda, IA 51632

$105,000

3 bd · 1.5 ba · 1,838 sqft · SingleFamily public records · 6 Days on market

Built 1900 $57/sqft · 25% below area Est $140k · 25% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this updated 2-story home nestled on a generously sized lot in the heart of Clarinda. Step inside to discover re-finished hardwood floors that add warmth and character throughout the main living areas. Fresh interior paint, updated kitchen and bathroom finishes offer both style and functionality. Enjoy your morning coffee on the cozy screened-in front porch--a perfect spot to relax in any season. With its classic charm and thoughtful upgrades, this home blends comfort, convenience, and charm in one inviting package.

Key facts

• Updated kitchen
• Built 1900
• Listed 5 days

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATHROOM FINISHES
• SCREENED-IN FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $79 ($950/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 $101k (4.1% below list).
• Recommended offer: $101k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.4% in Clarinda — 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 73/100 on livability (#289 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Clarinda Community School District (town): math 61% / reading 59% proficiency, ranked #249 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 25 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Page County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,662 (4.1% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (median comp): $139,520
• List price: $105,000
• Delta: -21.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Main St	0.36mi	3/1.0	1,783 (-3%)	4mo	$30,000	$17	73
109 W Garfield St	0.17mi	3/2.0	2,040 (+11%)	1mo	$140,000	$69	71
123 S 20th St	0.44mi	4/2.0 (+1)	1,898 (+3%)	3mo	$60,000	$32	64
613 S 13th St	0.30mi	3/1.0	1,788 (-3%)	20mo	$125,000	$70	63
223 W Chestnut St	0.38mi	4/2.0 (+1)	1,956 (+6%)	9mo	$275,000	$141	57
408 S 16th St	0.17mi	4/2.0 (+1)	1,950 (+6%)	22mo	$75,000	$38	57
322 S 15th St	0.09mi	2/1.0 (-1)	1,648 (-10%)	19mo	$80,300	$49	56
711 N 18th St	0.61mi	4/1.5 (+1)	1,720 (-6%)	1mo	$81,000	$47	55
315 N 19th St	0.47mi	3/1.5	1,624 (-12%)	14mo	$130,000	$80	47
130 E Division St	0.37mi	3/2.5	2,028 (+10%)	22mo	$225,000	$111	43
101 E Lincoln St	0.34mi	4/3.0 (+1)	2,026 (+10%)	22mo	$140,000	$69	37
201 Towerwood Ct	0.67mi	4/3.0 (+1)	1,730 (-6%)	20mo	$230,000	$133	31

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-11,962
• Equity at exit: $15,656

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,885
• Equity at exit: $9,078

Cash invested: $29,400 (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 51632

• Home prices YoY: -2.6%
• Active inventory: 43
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $79

Break-even live

Break-even rent $906

Max offer price $105,000

Occupancy floor 87%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 6 DOM
2. 2026-06-17
   days on market $105,000 Active 5 DOM
3. 2026-06-16
   days on market $105,000 Active 4 DOM
4. 2026-06-15
   days on market $105,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $105,000 Active 1 DOM
6. 2026-06-12
   days on market $110,000 Active 42 DOM
7. 2026-06-09
   days on market $110,000 Active 39 DOM
8. 2026-06-08
   days on market $110,000 Active 38 DOM
9. 2026-06-07
   days on market $110,000 Active 37 DOM
10. 2026-06-07
    days on market $110,000 Active 36 DOM
11. 2026-06-04
    days on market $110,000 Active 33 DOM
12. 2026-06-02
    days on market $110,000 Active 32 DOM
13. 2026-06-01
    days on market $110,000 Active 31 DOM
14. 2026-05-31
    days on market $110,000 Active 30 DOM
15. 2026-05-31
    days on market $110,000 Active 29 DOM
16. 2026-05-01
    listed $110,000 Active 532-char remark

    Show marketing remark (532 chars)

    Welcome to this updated 2-story home nestled on a generously sized lot in the heart of Clarinda. Step inside to discover re-finished hardwood floors that add warmth and character throughout the main living areas. Fresh interior paint, updated kitchen and bathroom finishes offer both style and functionality. Enjoy your morning coffee on the cozy screened-in front porch--a perfect spot to relax in any season. With its classic charm and thoughtful upgrades, this home blends comfort, convenience, and charm in one inviting package.

17. 2026-04-07
    listed $115,000 Active
18. 2026-01-19
    listed $115,000 Active
19. 2025-10-30
    listed $115,000 Active
20. 2025-07-08
    price $120,000
21. 2025-06-03
    listed $125,000 Active
22. 2025-05-06
    listed $125,000 Active
23. 2022-12-20
    soldstatus $55,000
24. 2022-12-09
    soldstatus $55,000 Closed
25. 2022-08-16
    historical
26. 2022-04-15
    listed $61,500
27. 1984-06-25
    soldstatus $12,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$94/yr (+$8/mo · 6.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,079
• − Mortgage interest: −$5,882
• − Property taxes: −$1,460
• − Insurance: −$525
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$3,055
• Taxable loss: −$774
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,136/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: Clarinda Community School District
• NCES district ID: 1907350
• Math proficiency: 61% ▲ 2.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $46,371
• Composite: 50.74/100
• National rank: #1814
• State rank: #249 of 289 in IA

Livability — Clarinda

• Score: 73/100
• State rank: #289
• US rank: #5589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarinda, IA
• City population: 6,682
• Population (ZIP): 6,682

Population outlook (Page County) Hauer SSP2

• Today (2025): 15,052 people
• By 2030: 14,709 · -2.3%
• By 2040: 13,981 · -7.1%
• By 2050: 13,302 · -11.6%
• By 2075: 11,678 · -22.4%
• By 2100: 9,213 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -19.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+43.0 2016: R+44.1 2012: R+24.9 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.86%
• Current HPI: 179.9325
• 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

+816.7% since first listed

12 events — show timeline

• 2026-05-01 Listed $110,000 SWIAR
• 2026-04-07 Listed $115,000 SWIAR
• 2026-01-19 Listed $115,000 SWIAR
• 2025-10-30 Listed $115,000 SWIAR
• 2025-07-08 Price Changed $120,000 SWIAR
• 2025-06-03 Listed $125,000 SWIAR
• 2025-05-06 Listed $125,000 SWIAR
• 2022-12-20 Sold (Public Records) $55,000 Public Records
• 2022-12-09 Sold (MLS) $55,000 IAR
• 2022-08-16 Delisted — IAR
• 2022-04-15 Listed $61,500 IAR
• 1984-06-25 Sold (Public Records) $12,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,460 · +1.4% YoY. Source: county tax records.