1610 W 13th St · Davenport, IA 52804

$100,000

6 bd · 3.0 ba · 3,072 sqft · MultiFamily public records · 1 Days on market

Built 1911 6,534 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Davenport Iowa Real Estate For Sale! Here is a Real MoneyMaker! Super Side-by-Side Duplex that has 3 Bedrooms per Side and Awesome Rental Income! 1612 Side has just been completely gone through! New Paint, New Carpet, New Screening, and New Tenants! 1610 Side will be done the same with estimated completion at the end of July! Dandy Deck off Back of Building! This would be a real nice way for someone to get a start in Home Ownership by living in One Side and having your Tenants on the Other Side MAKE YOUR HOUSE PAYMENT!!! Great Opportunity!!!

Key facts

• 6,534 sq ft lot
• 4 parking spots
• Built 1911

Property features AI

Finance

• Other: Building contains 2 units
• Financial info: Gross income reported as $21,600; Unit 1 rent: $1,200 (month-to-month); Unit 2 rent: $1,200 (month-to-month)

Exterior

• Parking: 4 total parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Two- to four-unit property; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 44 x 150; Lot is less than 0.25 acre

Interior

• Kitchen: No appliances listed for units
• Bedrooms: 6 bedrooms total; Unit 1: 3 bedrooms (first floor); Unit 2: 3 bedrooms (first floor)
• Bathrooms: 2 full bathrooms, 1 half bathroom total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom and 1 half bathroom
• Heating & cooling: Natural gas heating; Forced air; Separate heating systems for each unit (2+)
• Interior features: 16 total rooms; Unfinished full basement with walk-out access
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.2-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $705/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 23.2% 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.
• Market conditions: Rents rising (+4.0%/yr); 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• At $2,797/mo this rent would consume 51% of the median local household income ($66k/yr) (locally 830% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.80% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.43%
• DSCR: 3.69
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: 60.4%
• Equity multiple: 3.73×
• Total profit: $76,530
• Equity at exit: $14,910

10-year hold

• IRR: 65.5%
• Equity multiple: 7.95×
• Total profit: $194,511
• Equity at exit: $8,646

Cash invested: $28,000 (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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 162
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$524
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,410

Break-even live

Break-even rent $1,012

Max offer price $100,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,467	-5% $1,438	+0% $1,410	+5% $1,382	+10% $1,354
Rent	-10% $1,189	-5% $1,300	+0% $1,410	+5% $1,521	+10% $1,631
Rate	-1.0pp $1,460	-0.5pp $1,436	base $1,410	+0.5pp $1,384	+1.0pp $1,358

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.2	$2,798
Total (2 units)			$2,797

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 E 11th St Davenport, IA	5.0	2.0	2925	$1,495	$0.51	22d	1	1.48mi

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-14
   listed $100,000 Active
3. 2021-08-06
   historical
4. 2014-07-29
   soldstatus $100,000
5. 2014-07-25
   soldstatus $100,000 547-char remark

   Show marketing remark (547 chars)

   Davenport Iowa Real Estate For Sale! Here is a Real MoneyMaker! Super Side-by-Side Duplex that has 3 Bedrooms per Side and Awesome Rental Income! 1612 Side has just been completely gone through! New Paint, New Carpet, New Screening, and New Tenants! 1610 Side will be done the same with estimated completion at the end of July! Dandy Deck off Back of Building! This would be a real nice way for someone to get a start in Home Ownership by living in One Side and having your Tenants on the Other Side MAKE YOUR HOUSE PAYMENT!!! Great Opportunity!!!

6. 2014-07-25
   soldstatus $100,000 547-char remark

   Show marketing remark (547 chars)

   Davenport Iowa Real Estate For Sale! Here is a Real MoneyMaker! Super Side-by-Side Duplex that has 3 Bedrooms per Side and Awesome Rental Income! 1612 Side has just been completely gone through! New Paint, New Carpet, New Screening, and New Tenants! 1610 Side will be done the same with estimated completion at the end of July! Dandy Deck off Back of Building! This would be a real nice way for someone to get a start in Home Ownership by living in One Side and having your Tenants on the Other Side MAKE YOUR HOUSE PAYMENT!!! Great Opportunity!!!

7. 2014-05-31
   listed $100,000 547-char remark

   Show marketing remark (547 chars)

   Davenport Iowa Real Estate For Sale! Here is a Real MoneyMaker! Super Side-by-Side Duplex that has 3 Bedrooms per Side and Awesome Rental Income! 1612 Side has just been completely gone through! New Paint, New Carpet, New Screening, and New Tenants! 1610 Side will be done the same with estimated completion at the end of July! Dandy Deck off Back of Building! This would be a real nice way for someone to get a start in Home Ownership by living in One Side and having your Tenants on the Other Side MAKE YOUR HOUSE PAYMENT!!! Great Opportunity!!!

8. 2014-05-31
   listed $100,000 547-char remark

   Show marketing remark (547 chars)

   Davenport Iowa Real Estate For Sale! Here is a Real MoneyMaker! Super Side-by-Side Duplex that has 3 Bedrooms per Side and Awesome Rental Income! 1612 Side has just been completely gone through! New Paint, New Carpet, New Screening, and New Tenants! 1610 Side will be done the same with estimated completion at the end of July! Dandy Deck off Back of Building! This would be a real nice way for someone to get a start in Home Ownership by living in One Side and having your Tenants on the Other Side MAKE YOUR HOUSE PAYMENT!!! Great Opportunity!!!

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 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: $33,564
• − Mortgage interest: −$5,602
• − Property taxes: −$2,801
• − Insurance: −$500
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$2,909
• Taxable income: $16,382
• Est. tax owed @ 24.0%: −$3,932
• After-tax cash flow: $12,990/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): 26,835
• Household income: $65,849
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 830.0

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 (71%)
• Race & ethnicity: White 71% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Chinese 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: ▼ -66.50%
• Current HPI: 196.2267
• Rent YoY: ▲ 3.99%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $100,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-07-29 Sold (Public Records) $100,000 Public Records
• 2014-07-25 Sold (MLS) $100,000 RMLSA as Distributed by MLS Grid
• 2014-07-25 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2014-05-31 Listed $100,000 RMLSA as Distributed by MLS Grid
• 2014-05-31 Listed $100,000 MRED as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $2,801 · +3.3% YoY. Source: county tax records.