201 Fayette St · Clinton, IA 52732

$72,500

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 9 Days on market

Built 1890 5,183 sqft lot Est $65k · 11% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom home with 1 car garage and a nice size back yard. New roof in 2022. Net hot water heater in 2016. Home is currently rented and being sold "as is"

Key facts

• Back yard
• Eat in kitchen
• Hot water heater

Tags

• EAT IN KITCHEN
• BACK YARD
• NEW ROOF
• HOT WATER HEATER

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Home is over 100 years old; Built before 1978
• Construction: Slate construction materials; Asphalt roof; Stone foundation; Total finished/unfinished area combined listed as 2,012; Main living area listed as approximately 1,006
• Exterior features: Level lot; Lot dimensions approximately 30 x 172

Interior

• Kitchen: Range; Refrigerator; Kitchen area (approx. 13 x 15)
• Bedrooms: Master bedroom on main level (approx. 13 x 13); Second bedroom on main level (approx. 9 x 9); Two additional bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; Four total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $72k).
• Cap rate 11.3% 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.
• Zoned schools: Jefferson Elementary School (math 57% / reading 47%, grade C-, #494 of 616 statewide, top 83%, 343 students, 79% FRL); Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL).
• Market conditions: 246 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $501 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $60k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1890 — 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: 1.36% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $65,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 N 4th St	0.35mi	2/2.0	1,000 (-1%)	6mo	$52,980	$53	74
528 2nd Ave S	0.21mi	2/2.0	1,046 (+4%)	9mo	$85,000	$81	72
515 1st Ave	0.17mi	2/1.0	917 (-9%)	6mo	$96,500	$105	72
504 N 4th St	0.27mi	2/1.0	921 (-8%)	2mo	$60,000	$65	72
533 6th Ave N	0.24mi	1/1.0 (-1)	1,088 (+8%)	1mo	$39,900	$37	69
229 8th Ave	0.55mi	2/0.5	1,010 (+0%)	7mo	$18,000	$18	66
615 N 4th St	0.36mi	2/1.0	1,066 (+6%)	9mo	$81,000	$76	66
113 N 6th St	0.14mi	3/1.0 (+1)	1,142 (+14%)	6mo	$48,000	$42	61
814 Park Pl	0.52mi	2/1.0	936 (-7%)	7mo	$67,500	$72	58
312 N 3rd St	0.32mi	3/1.0 (+1)	1,114 (+11%)	7mo	$45,500	$41	56
312 N 3rd St	0.32mi	3/1.0 (+1)	1,114 (+11%)	7mo	$45,500	$41	56
829 Park Pl	0.57mi	3/2.0 (+1)	1,001 (-0%)	10mo	$81,000	$81	56

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $7,603
• Equity at exit: $10,810

10-year hold

• IRR: 18.7%
• Equity multiple: 2.55×
• Total profit: $31,533
• Equity at exit: $6,268

Cash invested: $20,300 (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: 6.1×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$380
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $304

Break-even live

Break-even rent $599

Max offer price $72,500

Occupancy floor 64%

Sensitivity live

Price	-10% $345	-5% $324	+0% $304	+5% $283	+10% $263
Rent	-10% $226	-5% $265	+0% $304	+5% $343	+10% $382
Rate	-1.0pp $340	-0.5pp $322	base $304	+0.5pp $285	+1.0pp $266

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	45d	1	0.23mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	45d	1	0.62mi
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.91mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.92mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	0.92mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	0.93mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	45d	1	1.21mi

Listing history 8 events

1. 2026-06-19
   days on market $72,500 Active 9 DOM
2. 2026-06-18
   days on market $72,500 Active 8 DOM
3. 2026-06-17
   days on market $72,500 Active 7 DOM
4. 2026-06-16
   days on market $72,500 Active 6 DOM
5. 2026-06-15
   days on market $72,500 Active 5 DOM
6. 2026-06-14
   days on market $72,500 Active 3 DOM
7. 2026-06-12
   remarks 162-char remark
8. 2026-06-12
   listed $72,500 Active 2 DOM

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$191/yr (+$16/mo · 25.3%)

ⓘ 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 · 0% 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: $11,807
• − Mortgage interest: −$4,061
• − Property taxes: −$756
• − Insurance: −$362
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,109
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,015/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

+34.5% since first listed

9 events — show timeline

• 2026-06-10 Listed $72,500 MRED as Distributed by MLS Grid
• 2023-09-08 Sold (Public Records) $60,000 Public Records
• 2023-09-01 Sold (MLS) $59,900 MRED as Distributed by MLS Grid
• 2023-09-01 Sold (MLS) $59,900 RMLSA as Distributed by MLS Grid
• 2023-06-26 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-31 Listed $59,900 MRED as Distributed by MLS Grid
• 2023-03-31 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2006-04-27 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2005-09-16 Listed $53,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $756 · +1.6% YoY. Source: county tax records.