560 10th Ave · Clinton, IA 52732

$124,900

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 25 Days on market

Built 1889 6,534 sqft lot $104/sqft · 73% above area

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Check out this impressive three-bedroom ranch home with large rooms, one-bath home. The property features main-level laundry, fresh paint, and new flooring throughout. The kitchen is equipped with a new stove and refrigerator, and the exterior includes a fenced-in backyard and a two-car garage. This home shows very well, is full of character, and is available for quick possession.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1889

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Home built over 100 years ago
• Construction: Aluminum siding; Stone foundation; Unfinished basement area (approx. 300)
• Exterior features: Level lot; Lot dimensions approximately 41 x 165

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (approx. 11 x 13); Bedroom on main level (approx. 11 x 11); Bedroom on main level (approx. 11 x 13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Separate dining room; Cellar/partial basement; 6 total rooms
• Laundry & utility: Main-level laundry (in unit, approx. 5 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $864 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 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1889 — 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: 1.11% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $72,376
• List price: $124,900
• Delta: 72.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 8th Ave S	0.17mi	2/1.0 (-1)	1,210 (+1%)	6mo	$36,525	$30	80
756 13th Ave S	0.32mi	3/1.5	1,219 (+2%)	4mo	$50,500	$41	77
545 3rd Ave S	0.52mi	2/1.0 (-1)	1,245 (+4%)	2mo	$74,900	$60	62
1408 S 10th St	0.65mi	2/1.0 (-1)	1,164 (-3%)	1mo	$125,000	$107	59
740 15th Ave S	0.41mi	2/1.0 (-1)	1,086 (-9%)	2mo	$40,000	$37	58
1013 N 2nd St St	0.54mi	3/1.0	1,297 (+8%)	5mo	$80,000	$62	57
837 14th Ave S	0.50mi	2/1.0 (-1)	1,098 (-8%)	3mo	$79,500	$72	56
765 9th Ave S	0.28mi	2/1.0 (-1)	1,353 (+13%)	6mo	$102,500	$76	55
113 N 6th St	0.73mi	3/1.0	1,142 (-5%)	6mo	$48,000	$42	53
1030 Grandview Dr	0.64mi	3/2.0	1,024 (-14%)	6mo	$125,000	$122	37
528 2nd Ave S	0.64mi	2/2.0 (-1)	1,046 (-13%)	9mo	$85,000	$81	33
1043 14th Ave S	0.72mi	2/2.0 (-1)	1,359 (+14%)	5mo	$130,000	$96	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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,233
• Equity at exit: $18,623

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $21,214
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$655
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $283

Break-even live

Break-even rent $1,029

Max offer price $124,900

Occupancy floor 75%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.29mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.29mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.30mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.30mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.61mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	43d	1	0.81mi

Listing history 13 events

1. 2026-05-04
   listed $124,900 Active 383-char remark
2. 2021-08-06
   historical
3. 2021-08-06
   historical
4. 2021-06-14
   soldstatus $40,000
5. 2021-06-14
   soldstatus $40,000
6. 2020-07-31
   listed $49,900
7. 2020-07-31
   listed $49,900
8. 2006-08-30
   soldstatus $65,000
9. 2006-03-20
   listed $69,000
10. 2004-09-22
    soldstatus $56,000
11. 2004-06-19
    listed $57,500
12. 2004-06-18
    historical
13. 2004-06-18
    historical

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$345/yr (+$29/mo · 27.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,644
• − Mortgage interest: −$6,996
• − Property taxes: −$1,270
• − Insurance: −$624
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,633
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,045/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

+117.2% since first listed

14 events — show timeline

• 2026-05-29 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $124,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-06-14 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2021-06-14 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2020-07-31 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2020-07-31 Listed $49,900 MRED as Distributed by MLS Grid
• 2006-08-30 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2006-03-20 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2004-09-22 Sold (MLS) $56,000 RMLSA as Distributed by MLS Grid
• 2004-06-19 Listed $57,500 RMLSA as Distributed by MLS Grid
• 2004-06-18 Listing Removed — MRED as Distributed by MLS Grid
• 2004-06-18 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,270 · +1.4% YoY. Source: county tax records.