319 1st Ave · Clinton, IA 52732

$35,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 127 Days on market

Built 1900 3,484 sqft lot $41/sqft · 15% above area Est $30k · 15% over

---

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 +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, one level home for sale! This home has two bedrooms and one full bath, which is attached to the primary bedroom. There's a one car garage out back. Updates include a new furnace, updated AC, water heater ~5 years old, and all appliances can stay!

Key facts

• One level home
• New furnace
• Updated ac

Tags

• ONE LEVEL HOME
• NEW FURNACE
• UPDATED AC
• WATER HEATER
• ALL APPLIANCES CAN STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($757 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 3 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).
• This rent is only 15% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.16% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.74%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

• ARV (median comp): $30,478
• List price: $35,000
• Delta: 14.84%
• 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
204 Adams Pl	0.47mi	2/1.0	847 (-0%)	1mo	$78,400	$93	77
235 4th Ave N	0.21mi	2/1.0	785 (-8%)	3mo	$24,900	$32	75
515 1st Ave	0.25mi	2/1.0	917 (+8%)	6mo	$96,500	$105	70
504 N 4th St	0.33mi	2/1.0	921 (+8%)	2mo	$60,000	$65	69
500 4th Ave N	0.34mi	1/1.0 (-1)	812 (-4%)	5mo	$84,500	$104	67
435 3rd Ave N	0.25mi	2/1.0	918 (+8%)	10mo	$56,000	$61	66
410 N 3rd St	0.23mi	2/1.5	740 (-13%)	1mo	$17,000	$23	64
617 N 5th St	0.46mi	3/1.0 (+1)	826 (-3%)	14mo	$44,500	$54	58
814 Park Pl	0.57mi	2/1.0	936 (+10%)	7mo	$67,500	$72	51
627 1st Ave	0.44mi	3/1.0 (+1)	928 (+9%)	12mo	$15,000	$16	49
725 4th Ave S	0.63mi	1/1.0 (-1)	816 (-4%)	15mo	$45,000	$55	46
622 N 4th St	0.44mi	2/1.0	726 (-15%)	15mo	$24,250	$33	42

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: 37.2%
• Equity multiple: 2.59×
• Total profit: $15,543
• Equity at exit: $5,219

10-year hold

• IRR: 43.8%
• Equity multiple: 5.18×
• Total profit: $40,923
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $757 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $333

Break-even live

Break-even rent $336

Max offer price $35,000

Occupancy floor 51%

Sensitivity live

Price	-10% $352	-5% $343	+0% $333	+5% $323	+10% $313
Rent	-10% $273	-5% $303	+0% $333	+5% $363	+10% $392
Rate	-1.0pp $350	-0.5pp $342	base $333	+0.5pp $324	+1.0pp $314

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.24mi
416 7th Ave S Unit C Clinton, IA	1.0	1.0	773	$700	$0.91	44d	1	0.41mi
1216 9th Ave S Clinton, IA	2.0	1.0	804	$1,000	$1.24	44d	1	1.31mi

Listing history 30 events

1. 2026-06-19
   days on market $35,000 Active 127 DOM
2. 2026-06-18
   days on market $35,000 Active 126 DOM
3. 2026-06-17
   days on market $35,000 Active 125 DOM
4. 2026-06-16
   days on market $35,000 Active 124 DOM
5. 2026-06-15
   days on market $35,000 Active 123 DOM
6. 2026-06-14
   days on market $35,000 Active 121 DOM
7. 2026-06-12
   days on market $35,000 Active 120 DOM
8. 2026-06-09
   days on market $35,000 Active 117 DOM
9. 2026-06-08
   days on market $35,000 Active 116 DOM
10. 2026-06-07
    days on market $35,000 Active 115 DOM
11. 2026-06-07
    days on market $35,000 Active 114 DOM
12. 2026-06-03
    days on market $35,000 Active 111 DOM
13. 2026-06-02
    days on market $35,000 Active 110 DOM
14. 2026-06-01
    days on market $35,000 Active 109 DOM
15. 2026-05-31
    days on market $35,000 Active 108 DOM
16. 2026-05-30
    days on market $35,000 Active 107 DOM
17. 2026-02-12
    listed $35,000 Active 258-char remark

    Show marketing remark (258 chars)

    Affordable, one level home for sale! This home has two bedrooms and one full bath, which is attached to the primary bedroom. There's a one car garage out back. Updates include a new furnace, updated AC, water heater ~5 years old, and all appliances can stay!

18. 2017-04-17
    soldstatus $25,000
19. 2017-04-12
    soldstatus $25,000 391-char remark

    Show marketing remark (391 chars)

    NO MORE THROWING MONEY AWAY ON RENT!!! FIND OUT HOW YOU MAY OWN THIS AFFORDABLE 2 BEDROOM HOME IN THE NORTHEND AND CLOSE TO SHOPPING AND SCHOOLS! Fresh paint, fixtures and flooring. This property may also be offered on as a grouping with 4 other comparable properties. Take advantage of the low interest rates lenders have to offer and make this house your new home or turn key investment!!!

20. 2017-04-12
    soldstatus $25,000 391-char remark

    Show marketing remark (391 chars)

    NO MORE THROWING MONEY AWAY ON RENT!!! FIND OUT HOW YOU MAY OWN THIS AFFORDABLE 2 BEDROOM HOME IN THE NORTHEND AND CLOSE TO SHOPPING AND SCHOOLS! Fresh paint, fixtures and flooring. This property may also be offered on as a grouping with 4 other comparable properties. Take advantage of the low interest rates lenders have to offer and make this house your new home or turn key investment!!!

21. 2016-10-03
    listed $27,500 391-char remark

    Show marketing remark (391 chars)

    NO MORE THROWING MONEY AWAY ON RENT!!! FIND OUT HOW YOU MAY OWN THIS AFFORDABLE 2 BEDROOM HOME IN THE NORTHEND AND CLOSE TO SHOPPING AND SCHOOLS! Fresh paint, fixtures and flooring. This property may also be offered on as a grouping with 4 other comparable properties. Take advantage of the low interest rates lenders have to offer and make this house your new home or turn key investment!!!

22. 2016-10-03
    listed $27,500 391-char remark

    Show marketing remark (391 chars)

    NO MORE THROWING MONEY AWAY ON RENT!!! FIND OUT HOW YOU MAY OWN THIS AFFORDABLE 2 BEDROOM HOME IN THE NORTHEND AND CLOSE TO SHOPPING AND SCHOOLS! Fresh paint, fixtures and flooring. This property may also be offered on as a grouping with 4 other comparable properties. Take advantage of the low interest rates lenders have to offer and make this house your new home or turn key investment!!!

23. 2008-07-29
    soldstatus $27,500
24. 2008-07-29
    soldstatus $27,500
25. 2008-07-29
    soldstatus $27,500
26. 2008-07-29
    soldstatus $27,500
27. 2008-02-27
    listed $31,900
28. 2008-02-27
    listed $31,900
29. 2008-02-27
    listed $39,900
30. 2008-02-27
    listed $39,900

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $9,081
• − Mortgage interest: −$1,961
• − Property taxes: −$804
• − Insurance: −$175
• − Repairs & maintenance: −$726
• − Management: −$726
• − Depreciation: −$1,018
• Taxable income: $3,670
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,111/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

+9.7% since first listed

14 events — show timeline

• 2026-02-12 Listed $35,000 MRED as Distributed by MLS Grid
• 2017-04-17 Sold (Public Records) $25,000 Public Records
• 2017-04-12 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2017-04-12 Sold (MLS) $25,000 MRED as Distributed by MLS Grid
• 2016-10-03 Listed $27,500 RMLSA as Distributed by MLS Grid
• 2016-10-03 Listed $27,500 MRED as Distributed by MLS Grid
• 2008-07-29 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2008-07-29 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2008-07-29 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2008-07-29 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2008-02-27 Listed $39,900 MRED as Distributed by MLS Grid
• 2008-02-27 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2008-02-27 Listed $31,900 MRED as Distributed by MLS Grid
• 2008-02-27 Listed $31,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $804 · +1.5% YoY. Source: county tax records.