560 S 4th Ave · Clinton, IA 52732

$69,500

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 47 Days on market

Built 1900 5,808 sqft lot $48/sqft · 30% above area Est $54k · 30% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• 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

Listing remarks

Located on a corner lot a few blocks between Jefferson Elementary School and the new Clinton Senior High School, this roomy two-bedroom home has a spacious living room, nice dining area, a nicely designed kitchen and a large deck to relax and enjoy life! Lots of room in the three-car garage. Measurements are approximate and to be verified by buyer.

Key facts

• Large deck
• Corner lot
• Spacious living room

Tags

• CORNER LOT
• SPACIOUS LIVING ROOM
• NICELY DESIGNED KITCHEN
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.44%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $53,522
• List price: $69,500
• Delta: 29.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 3rd Ave S	0.06mi	2/1.0	1,245 (-14%)	2mo	$74,900	$60	73
765 9th Ave S	0.51mi	2/1.0	1,353 (-6%)	6mo	$102,500	$76	61
414 N 3rd Ave Ave	0.46mi	3/1.5 (+1)	1,527 (+6%)	4mo	$85,000	$56	58
512 2nd Ave S	0.19mi	3/2.0 (+1)	1,356 (-6%)	18mo	$69,000	$51	57
218 Adams Pl	0.34mi	2/1.0	1,538 (+7%)	21mo	$89,900	$58	56
920 5th Ave N	0.68mi	3/2.0 (+1)	1,416 (-2%)	3mo	$168,000	$119	54
317 7th Ave N	0.74mi	2/1.0	1,361 (-6%)	13mo	$100,000	$73	46
1013 N 2nd St St	0.73mi	3/1.0 (+1)	1,297 (-10%)	5mo	$80,000	$62	40
935 10th Ave S	0.68mi	2/2.0	1,233 (-14%)	10mo	$99,900	$81	32
732 Argyle Ct	0.62mi	3/1.0 (+1)	1,224 (-15%)	12mo	$89,900	$73	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: 20.3%
• Equity multiple: 1.83×
• Total profit: $16,060
• Equity at exit: $10,363

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $49,214
• Equity at exit: $6,009

Cash invested: $19,460 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $429

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 58%

Sensitivity live

Price	-10% $477	-5% $453	+0% $429	+5% $405	+10% $381
Rent	-10% $338	-5% $383	+0% $429	+5% $474	+10% $520
Rate	-1.0pp $464	-0.5pp $446	base $429	+0.5pp $411	+1.0pp $392

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: $17,375
• Closing costs: $2,085
• 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	44d	1	0.17mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.62mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.62mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.63mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.63mi

Listing history 40 events

1. 2026-06-19
   days on market $69,500 Active 47 DOM
2. 2026-06-18
   days on market $69,500 Active 46 DOM
3. 2026-06-17
   days on market $69,500 Active 45 DOM
4. 2026-06-16
   days on market $69,500 Active 44 DOM
5. 2026-06-15
   days on market $69,500 Active 43 DOM
6. 2026-06-14
   days on market $69,500 Active 41 DOM
7. 2026-06-12
   days on market $69,500 Active 40 DOM
8. 2026-06-09
   days on market $69,500 Active 37 DOM
9. 2026-06-08
   days on market $69,500 Active 36 DOM
10. 2026-06-07
    days on market $69,500 Active 35 DOM
11. 2026-06-07
    days on market $69,500 Active 34 DOM
12. 2026-06-03
    days on market $69,500 Active 31 DOM
13. 2026-06-02
    days on market $69,500 Active 30 DOM
14. 2026-06-01
    days on market $69,500 Active 29 DOM
15. 2026-05-31
    days on market $69,500 Active 28 DOM
16. 2026-05-30
    days on market $69,500 Active 27 DOM
17. 2026-05-04
    status Active
18. 2026-01-19
    status Pending
19. 2026-01-14
    historical
20. 2026-01-08
    status Pending
21. 2026-01-05
    historical
22. 2025-12-19
    status Pending
23. 2025-12-19
    status Pending
24. 2025-12-18
    historical
25. 2025-12-17
    historical
26. 2025-10-23
    listed Active
27. 2025-09-22
    historical
28. 2025-09-16
    price
29. 2025-07-18
    price
30. 2025-06-04
    price
31. 2025-01-03
    listed Active
32. 2024-12-23
    historical
33. 2024-12-23
    historical
34. 2024-10-14
    price
35. 2024-09-05
    price
36. 2024-08-12
    listed Active
37. 2024-06-10
    historical
38. 2024-06-10
    historical
39. 2024-05-24
    price
40. 2024-05-16
    listed Active

ⓘ 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 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $13,808
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,022
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,114/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

+9.9%/yr

Latest (2025): $5,123 · +182.1% YoY. Source: county tax records.