2331 Cameron Dr Dr · Clinton, IA 52732

$139,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 1 Days on market

Built 1978 9,147 sqft lot Est $173k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New listing in the beloved Cameron Oaks subdivision! This home offers a spacious layout at 1,300 square feet of living space on the main level, as well as an additional 1,300 square feet of space in the basement. The main level offers a primary suite with a full bathroom and a walk in closet. On the other side of the home, there are 2 additional bedrooms and a full bathroom. The living room holds beautiful French doors that lead to the deck and offer tons of natural light! The basement has a finished rec room, and SO MUCH STORAGE! The mechanicals have been updated throughout the years. There is an attached 2 car garage, and the lot is . 21 acres with a fence.

Key facts

• Finished rec room
• Primary suite
• French doors

Tags

• CAMERON OAKS SUBDIVISION
• PRIMARY SUITE
• WALK IN CLOSET
• FRENCH DOORS
• FINISHED REC ROOM
• UPDATED MECHANICALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $10 ($119/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.1% below list).
• Recommended offer: $128k (8.1% below list) — sets the bar for 1% rule.

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: Whittier Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 354 students, 41% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $961 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $127,692 (8.1% below list)

Questions for the listing agent

1. Built in 1978 — 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: 0.92% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $172,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Windsor Ct	0.20mi	4/2.0 (+1)	1,796 (-6%)	22mo	$215,000	$120	58
1908 Circle Dr S	0.54mi	3/2.0	1,773 (-7%)	8mo	$112,500	$63	57
2226 13th Ave S	0.19mi	3/2.0	1,699 (-11%)	20mo	$117,500	$69	57
2326 Lafayette Ter	0.04mi	4/2.5 (+1)	1,642 (-14%)	21mo	$170,000	$104	51
2216 13th Ave S	0.20mi	3/2.5	1,626 (-14%)	20mo	$147,900	$91	47
1864 Circle Dr S	0.62mi	4/2.0 (+1)	2,062 (+8%)	24mo	$68,000	$33	32

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-21,849
• Equity at exit: $20,725

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-18,039
• Equity at exit: $12,018

Cash invested: $38,920 (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: 247
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $10

Break-even live

Break-even rent $1,264

Max offer price $139,000

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $49	+0% $10	+5% $-29	+10% $-69
Rent	-10% $-91	-5% $-41	+0% $10	+5% $60	+10% $111
Rate	-1.0pp $80	-0.5pp $45	base $10	+0.5pp $-26	+1.0pp $-63

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2582 Friendship Trl Clinton, IA	1.0–3.0	1.0–2.5	1190	$1,510	$1.27	15d	9	0.87mi

Listing history 17 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-16
   soldstatus $130,000 Closed
5. 2026-01-16
   soldstatus $130,000 Closed
6. 2026-01-16
   soldstatus $130,000 Closed
7. 2026-01-16
   soldstatus $130,000 Closed
8. 2026-01-16
   soldstatus $130,000
9. 2026-01-16
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-07
    status Active
13. 2025-12-21
    historical
14. 2025-12-18
    status Pending
15. 2025-12-18
    status Pending
16. 2025-12-17
    historical
17. 2025-12-16
    listed 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: $2,544 · $212/mo
• Projected year-2 tax: $2,544 · $212/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: $15,323
• − Mortgage interest: −$7,786
• − Property taxes: −$2,544
• − Insurance: −$695
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,044
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $646/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

17 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-16 Sold (Public Records) $130,000 Public Records
• 2026-01-16 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2026-01-16 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2025-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-18 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-18 Pending — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-16 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $2,544 · -3.0% YoY. Source: county tax records.