1816 Davenport Ave · Davenport, IA 52803

$110,000

None bd · 5.5 ba · 2,568 sqft · Other public records · 28 Days on market

Built 1889 7,308 sqft lot $43/sqft · 24% below area Est $144k · 24% under

---

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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four-unit multifamily investment property located just off E. Locust Street, within close proximity to shopping corridors and neighborhood amenities. Fully occupied and generating a Net Operating Income of $8,725. 2,568 SF two-story structure on 0.17 acres featuring efficient unit layouts and a strong rental history. Tenants are responsible for electric service, while ownership covers water, sewer, and trash. Property includes rear alley access with a small lot providing off-street parking. Ideal for investors seeking dependable returns in the Quad Cities market.

Key facts

• 7,308 sq ft lot
• Built 1889
• Listed 28 days

What this means for you Summary

Snapshot

• This is a ?-bed/5.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $4 ($51/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 $96k (13.0% below list).
• Recommended offer: $96k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in Davenport — 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 79/100 on livability (#126 in IA, #2,312 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F.
• Davenport Community School District (urban): math 43% / reading 50% proficiency, ranked #288 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary School (math 28% / reading 25%, grade F, #611 of 616 statewide, top 99%, 379 students, 73% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent is only 18% of the median local income ($65k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,667 (13.0% below list)

Questions for the listing agent

1. Built in 1889 — 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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $143,849
• List price: $110,000
• Delta: -23.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-16,010
• Equity at exit: $16,401

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-7,052
• Equity at exit: $9,511

Cash invested: $30,800 (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 52803

• Home prices YoY: -34.5%
• Rents YoY: 4.6%
• Active inventory: 165
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $4

Break-even live

Break-even rent $951

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $67	-5% $35	+0% $4	+5% $-27	+10% $-58
Rent	-10% $-71	-5% $-34	+0% $4	+5% $42	+10% $80
Rate	-1.0pp $60	-0.5pp $32	base $4	+0.5pp $-24	+1.0pp $-53

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 E Pleasant St Davenport, IA	2.0	1.0	3452	$1,025	$0.30	22d	1	0.40mi
1407 Bridge Ave Unit 2 Davenport, IA	2.0	1.0	3704	$895	$0.24	45d	1	0.42mi

Listing history 23 events

1. 2026-06-21
   days on market $110,000 Active 28 DOM
2. 2026-06-18
   days on market $110,000 Active 25 DOM
3. 2026-06-17
   days on market $110,000 Active 24 DOM
4. 2026-06-16
   days on market $110,000 Active 23 DOM
5. 2026-06-15
   days on market $110,000 Active 22 DOM
6. 2026-06-14
   days on market $110,000 Active 20 DOM
7. 2026-06-13
   days on market $110,000 Active 19 DOM
8. 2026-06-10
   days on market $110,000 Active 17 DOM
9. 2026-06-09
   days on market $110,000 Active 16 DOM
10. 2026-06-08
    days on market $110,000 Active 15 DOM
11. 2026-06-07
    days on market $110,000 Active 14 DOM
12. 2026-06-03
    days on market $110,000 Active 10 DOM
13. 2026-06-02
    days on market $110,000 Active 9 DOM
14. 2026-06-01
    days on market $110,000 Active 8 DOM
15. 2026-05-31
    days on market $110,000 Active 7 DOM
16. 2026-05-30
    days on market $110,000 Active 6 DOM
17. 2026-02-03
    status Active 569-char remark

    Show marketing remark (569 chars)

    Four-unit multifamily investment property located just off E. Locust Street, within close proximity to shopping corridors and neighborhood amenities. Fully occupied and generating a Net Operating Income of $8,725. 2,568 SF two-story structure on 0.17 acres featuring efficient unit layouts and a strong rental history. Tenants are responsible for electric service, while ownership covers water, sewer, and trash. Property includes rear alley access with a small lot providing off-street parking. Ideal for investors seeking dependable returns in the Quad Cities market.

18. 2025-12-18
    historical 569-char remark

    Show marketing remark (569 chars)

    Four-unit multifamily investment property located just off E. Locust Street, within close proximity to shopping corridors and neighborhood amenities. Fully occupied and generating a Net Operating Income of $8,725. 2,568 SF two-story structure on 0.17 acres featuring efficient unit layouts and a strong rental history. Tenants are responsible for electric service, while ownership covers water, sewer, and trash. Property includes rear alley access with a small lot providing off-street parking. Ideal for investors seeking dependable returns in the Quad Cities market.

19. 2021-08-06
    historical
20. 2013-04-01
    soldstatus $215,000
21. 2013-03-29
    soldstatus
22. 2012-10-02
    listed $99,900
23. 2008-02-19
    soldstatus $45,500

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: +$90/yr (+$8/mo · 5.9%)

ⓘ 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 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: $11,480
• − Mortgage interest: −$6,162
• − Property taxes: −$1,546
• − Insurance: −$550
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$3,200
• Taxable loss: −$1,814
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $486/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: Davenport Community School District
• NCES district ID: 1908580
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $46,157
• Composite: 39.49/100
• National rank: #3951
• State rank: #288 of 289 in IA

Livability — Davenport

• Score: 79/100
• State rank: #126
• US rank: #2312

Category grades

Amenities A Commute B+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, IA
• County: Scott County · 144,583 people
• City population: 103,319
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 22,742
• Household income: $64,543
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 630.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.00%
• Current HPI: 182.0976
• Rent YoY: ▲ 4.57%
• Metro: Davenport-Moline-Rock Island, IA-IL
• 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

+372.5% since first listed

7 events — show timeline

• 2026-02-03 Relisted — MRED as Distributed by MLS Grid
• 2025-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-04-01 Sold (Public Records) $215,000 Public Records
• 2013-03-29 Sold (MLS) — MRED as Distributed by MLS Grid
• 2012-10-02 Listed $99,900 MRED as Distributed by MLS Grid
• 2008-02-19 Sold (Public Records) $45,500 Public Records

Property tax history

-4.6%/yr

Latest (2025): $1,546 · +2.4% YoY. Source: county tax records.