2905 Pershing Blvd · Clinton, IA 52732

$95,095

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 21 Days on market

Built 1900 3,485 sqft 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Well maintained Home situated On Corner lot with off street parking. home offers main level updated full bathroom large kitchen with Island first floor laundry in kitchen, lots of character throughout home, enclosed porch, nice foyer with sitting bench, upstairs offers three bedrooms. All appliances included.

Key facts

• Off street parking
• First floor laundry
• Large kitchen

Tags

• CORNER LOT
• OFF STREET PARKING
• UPDATED FULL BATHROOM
• LARGE KITCHEN
• FIRST FLOOR LAUNDRY
• ENCLOSED PORCH

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; 1.5-story / Bi-level design; Fee simple ownership; Property over 100 years old; Rehab completed (circa 1980)
• Construction: Vinyl siding; Approximate total finished area 1,536; Upper level area 480; Unfinished basement area 1,056; Total finished/unfinsihed area 2,592
• Exterior features: Lot dimensions approximately 60 x 63; Lot smaller than 0.25 acre; Septic tank sewer; Public water

Interior

• Kitchen: Kitchen on main level — 20 x 13
• Bedrooms: Three bedrooms (master bedroom on the second level); Second-level bedroom — 12 x 8; Second-level bedroom — 13 x 10; Second-level master bedroom — 23 x 8
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Small-duct high-velocity cooling
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 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 $657 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $93,668 (1.5% 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. 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: 1.29% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3015 N 3rd St	0.18mi	3/1.5	1,552 (+1%)	4mo	$102,000	$66	84
2908 N 4th St	0.31mi	3/2.0	1,536 (0%)	1mo	$139,150	$91	81
2918 Pershing Blvd	0.05mi	3/1.0	1,680 (+9%)	2mo	$75,000	$45	81
327 30th Ave N	0.24mi	3/2.0	1,592 (+4%)	1mo	$277,000	$174	78
2711 N 2nd St St	0.17mi	3/1.5	1,695 (+10%)	2mo	$120,000	$71	71
510 33rd Ave N	0.48mi	3/—	1,524 (-1%)	8mo	$310,000	$203	70
250 36th Ave N	0.55mi	3/2.5	1,548 (+1%)	0mo	$250,000	$161	67
123 32nd Ave N	0.26mi	2/2.0 (-1)	1,392 (-9%)	2mo	$138,500	$99	62
3125 Pershing Blvd	0.25mi	4/1.5 (+1)	1,675 (+9%)	9mo	$225,000	$134	58
3307 Garfield St	0.41mi	3/4.0	1,572 (+2%)	12mo	$245,000	$156	55
613 33rd Ave N	0.64mi	4/3.0 (+1)	1,562 (+2%)	5mo	$300,000	$192	50
522 33rd Ave N	0.51mi	4/3.0 (+1)	1,668 (+9%)	10mo	$362,500	$217	40

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,768
• Equity at exit: $14,179

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $28,039
• Equity at exit: $8,222

Cash invested: $26,627 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$499
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $301

Break-even live

Break-even rent $842

Max offer price $95,095

Occupancy floor 70%

Sensitivity live

Price	-10% $355	-5% $328	+0% $301	+5% $274	+10% $247
Rent	-10% $204	-5% $252	+0% $301	+5% $349	+10% $397
Rate	-1.0pp $349	-0.5pp $325	base $301	+0.5pp $276	+1.0pp $251

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: $23,774
• Closing costs: $2,853
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on marketlisting id $95,095 Pending 21 DOM
2. 2026-06-09
   days on market $95,095 Active 22 DOM
3. 2026-06-08
   days on market $95,095 Active 21 DOM
4. 2026-06-07
   days on market $95,095 Active 20 DOM
5. 2026-06-07
   days on market $95,095 Active 19 DOM
6. 2026-06-03
   days on market $95,095 Active 16 DOM
7. 2026-06-03
   price $95,095 Active 15 DOM
8. 2026-06-02
   days on market $97,000 Active 15 DOM
9. 2026-06-01
   days on market $97,000 Active 14 DOM
10. 2026-05-31
    days on market $97,000 Active 13 DOM
11. 2026-05-30
    days on market $97,000 Active 12 DOM
12. 2026-05-18
    listed $97,000 Active 310-char remark

    Show marketing remark (310 chars)

    Well maintained Home situated On Corner lot with off street parking. home offers main level updated full bathroom large kitchen with Island first floor laundry in kitchen, lots of character throughout home, enclosed porch, nice foyer with sitting bench, upstairs offers three bedrooms. All appliances included.

13. 2026-05-16
    listed $97,000 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 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: $14,669
• − Mortgage interest: −$5,327
• − Property taxes: −$1,520
• − Insurance: −$475
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,766
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,073/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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $97,000 NWIAR
• 2026-05-16 Listed $97,000 MRED as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $1,520 · +1.7% YoY. Source: county tax records.