721 S 6th St · Clinton, IA 52732

$115,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 92 Days on market

Built 1927 4,445 sqft lot $82/sqft · 46% above area

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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 MLS

Beautifully Remodeled 3-Bedroom Home with 2-Car Garage This stunning 3-bedroom home has been completely remodeled from top to bottom! Taken down to the studs, no detail was overlooked in this full renovation. Enjoy peace of mind with all-new insulation, electrical, and plumbing systems. The modern kitchen features updated cabinetry and brand-new appliances, while the refreshed bathroom offers stylish finishes. Additional upgrades include a new HVAC system, energy-efficient windows, new flooring throughout, updated siding, a new garage door, and all new interior and exterior doors. The home also features a large private deck, offering a peaceful outdoor retreat perfect for relaxing, dining, or entertaining. This move-in-ready home combines quality craftsmanship with modern comfort-truly a must-see! Schedule your private showing today!

Key facts

• New plumbing
• Full renovation
• New electrical

Tags

• FULL RENOVATION
• NEW INSULATION
• NEW ELECTRICAL
• NEW PLUMBING
• MODERN KITCHEN
• UPDATED CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% 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; 5 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $115k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.22% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $75,183
• List price: $115,000
• Delta: 52.96%
• 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
765 9th Ave S	0.30mi	2/1.0 (-1)	1,353 (-4%)	6mo	$102,500	$76	68
823 14th Ave S	0.60mi	3/2.0	1,456 (+4%)	3mo	$100,000	$69	61
635 8th Ave S	0.11mi	2/1.0 (-1)	1,210 (-14%)	6mo	$36,525	$30	60
545 3rd Ave S	0.35mi	2/1.0 (-1)	1,245 (-11%)	2mo	$74,900	$60	56
1013 N 2nd St St	0.57mi	3/1.0	1,297 (-8%)	5mo	$80,000	$62	54
756 13th Ave S	0.45mi	3/1.5	1,219 (-13%)	4mo	$50,500	$41	54
414 N 3rd Ave Ave	0.74mi	3/1.5	1,527 (+9%)	4mo	$85,000	$56	48
1125 8th Ave S	0.72mi	4/1.5 (+1)	1,527 (+9%)	1mo	$20,000	$13	46
732 Argyle Ct	0.52mi	3/1.0	1,224 (-13%)	12mo	$89,900	$73	43
935 10th Ave S	0.54mi	2/2.0 (-1)	1,233 (-12%)	10mo	$99,900	$81	40
1615 Iowa Ave	0.73mi	2/1.0 (-1)	1,296 (-8%)	11mo	$57,500	$44	37
1016 13th Ave S	0.71mi	2/2.0 (-1)	1,216 (-13%)	11mo	$135,000	$111	28

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,760
• Equity at exit: $17,147

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $34,241
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $367

Break-even live

Break-even rent $940

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.35mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.35mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	43d	1	0.36mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	43d	1	0.36mi
516 2nd Ave S Unit 2 Clinton, IA	2.0	1.0	1082	$750	$0.69	43d	1	0.48mi

Listing history 25 events

1. 2026-06-19
   days on market $115,000 Active 92 DOM
2. 2026-06-18
   days on market $115,000 Active 91 DOM
3. 2026-06-17
   days on market $115,000 Active 90 DOM
4. 2026-06-16
   days on market $115,000 Active 89 DOM
5. 2026-06-15
   days on market $115,000 Active 88 DOM
6. 2026-06-14
   days on market $115,000 Active 86 DOM
7. 2026-06-12
   days on market $115,000 Active 85 DOM
8. 2026-06-09
   days on market $115,000 Active 82 DOM
9. 2026-06-08
   days on market $115,000 Active 81 DOM
10. 2026-06-07
    days on market $115,000 Active 80 DOM
11. 2026-06-07
    days on market $115,000 Active 79 DOM
12. 2026-06-03
    days on market $115,000 Active 76 DOM
13. 2026-06-02
    days on market $115,000 Active 75 DOM
14. 2026-06-01
    days on market $115,000 Active 74 DOM
15. 2026-05-31
    days on market $115,000 Active 73 DOM
16. 2026-05-30
    days on market $115,000 Active 72 DOM
17. 2026-04-23
    price $120,000 846-char remark

    Show marketing remark (846 chars)

    Beautifully Remodeled 3-Bedroom Home with 2-Car Garage This stunning 3-bedroom home has been completely remodeled from top to bottom! Taken down to the studs, no detail was overlooked in this full renovation. Enjoy peace of mind with all-new insulation, electrical, and plumbing systems. The modern kitchen features updated cabinetry and brand-new appliances, while the refreshed bathroom offers stylish finishes. Additional upgrades include a new HVAC system, energy-efficient windows, new flooring throughout, updated siding, a new garage door, and all new interior and exterior doors. The home also features a large private deck, offering a peaceful outdoor retreat perfect for relaxing, dining, or entertaining. This move-in-ready home combines quality craftsmanship with modern comfort-truly a must-see! Schedule your private showing today!

18. 2026-03-19
    listed $125,000 Active 846-char remark

    Show marketing remark (846 chars)

    Beautifully Remodeled 3-Bedroom Home with 2-Car Garage This stunning 3-bedroom home has been completely remodeled from top to bottom! Taken down to the studs, no detail was overlooked in this full renovation. Enjoy peace of mind with all-new insulation, electrical, and plumbing systems. The modern kitchen features updated cabinetry and brand-new appliances, while the refreshed bathroom offers stylish finishes. Additional upgrades include a new HVAC system, energy-efficient windows, new flooring throughout, updated siding, a new garage door, and all new interior and exterior doors. The home also features a large private deck, offering a peaceful outdoor retreat perfect for relaxing, dining, or entertaining. This move-in-ready home combines quality craftsmanship with modern comfort-truly a must-see! Schedule your private showing today!

19. 2021-08-06
    historical
20. 2008-04-24
    soldstatus $32,000
21. 2008-04-24
    soldstatus $32,000
22. 2008-02-21
    listed $33,900
23. 2008-02-21
    listed $33,900
24. 2006-01-26
    soldstatus $53,500
25. 2005-10-18
    listed $59,900

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$353/yr (+$29/mo · 32.1%)

ⓘ 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: $16,863
• − Mortgage interest: −$6,442
• − Property taxes: −$1,100
• − Insurance: −$575
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,345
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,761/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

+100.3% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-03-19 Listed $125,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2008-04-24 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2008-04-24 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2008-02-21 Listed $33,900 MRED as Distributed by MLS Grid
• 2008-02-21 Listed $33,900 RMLSA as Distributed by MLS Grid
• 2006-01-26 Sold (MLS) $53,500 RMLSA as Distributed by MLS Grid
• 2005-10-18 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $1,100 · +168.3% YoY. Source: county tax records.