1417 Belle Ave · Davenport, IA 52803

$150,000

4 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 70 Days on market

Built 1900 9,600 sqft lot $82/sqft · 28% below area Est $282k · 47% 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).

• Cash flow +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready - all furnishings to remain (with accpetable offer) & waiting for you to make it home! This 4-bedroom home has had many recent updates and is located close to shopping, dining, recreation, & schools....plus only a few blocks from the historic East Village of Davenport, Iowa. The open concept of the combined dining & living area gives you room to gather & entertain many. The spacious kitchen offers plenty of cabinetry & countertop space to prep meals with plenty of space for the kitchen table as well. Enjoy the convenience of TWO main-floor bedrooms and an updated bath plus laundry hookups with a washer/dryer combo to stay. There is even a large family room that offers many options for use on the main level. Upstairs, you will find 2 additional bedrooms. The partially finished basement gives you space to expand with a recreation room and lots of storage space or space to finish as you choose. Relax in the large backyard with a deck that is also accessible from an alley entrance. UPDATES include: Roof 2022, High-Efficiency Furnace 2022 & AC 2023 Water Heater, Kitchen Countertops, Bathroom, Flooring, Light Fixtures, Front Porch & Rear Deck.

Key facts

• Recent updates
• Updated bath
• Open concept

Tags

• MOVE IN READY
• RECENT UPDATES
• OPEN CONCEPT
• SPACIOUS KITCHEN
• TWO MAIN FLOOR BEDROOMS
• UPDATED BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 fast (+4.6%/yr); 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $57k; list at $150k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $282,432
• List price: $150,000
• Delta: -46.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Jersey Ridge Rd	0.12mi	4/2.5	1,779 (-3%)	4mo	$112,000	$63	81
2431 Fulton Ave	0.23mi	3/1.5 (-1)	1,848 (+1%)	1mo	$355,000	$192	80
2107 E Locust St	0.27mi	4/1.5	1,761 (-4%)	3mo	$162,000	$92	76
2509 East St	0.19mi	3/3.0 (-1)	1,865 (+2%)	1mo	$280,000	$150	74
1906 E 13th St	0.30mi	4/1.0	1,656 (-10%)	2mo	$124,900	$75	69
2304 Elm St	0.49mi	3/2.5 (-1)	1,789 (-2%)	3mo	$271,000	$151	60
70 Crestwood Ter	0.20mi	3/2.5 (-1)	2,060 (+12%)	2mo	$315,000	$153	57
1616 Esplanade Ave	0.63mi	3/1.0 (-1)	1,976 (+8%)	1mo	$85,000	$43	51
1611 E High St	0.59mi	4/2.0	1,641 (-10%)	2mo	$212,000	$129	50
2003 E Rusholme St	0.61mi	4/2.0	1,663 (-9%)	4mo	$292,500	$176	49
2334 Elm St	0.49mi	3/2.0 (-1)	1,627 (-11%)	3mo	$237,000	$146	47
2811 E 18th St St	0.55mi	3/2.0 (-1)	1,600 (-13%)	4mo	$245,000	$153	41

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,195
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $23,673
• Equity at exit: $12,969

Cash invested: $42,000 (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 52803

• Home prices YoY: -34.5%
• Rents YoY: 4.6%
• Active inventory: 160
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$223 /mo · $2,670/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $227

Break-even live

Break-even rent $1,357

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	43d	1	0.44mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	43d	1	0.54mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	1.21mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	43d	1	1.29mi

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 70 DOM
2. 2026-06-17
   days on market $150,000 Active 69 DOM
3. 2026-06-16
   days on market $150,000 Active 68 DOM
4. 2026-06-15
   days on market $150,000 Active 67 DOM
5. 2026-06-14
   days on market $150,000 Active 65 DOM
6. 2026-06-13
   days on market $150,000 Active 64 DOM
7. 2026-06-10
   days on market $150,000 Active 62 DOM
8. 2026-06-09
   days on market $150,000 Active 61 DOM
9. 2026-06-08
   days on market $150,000 Active 60 DOM
10. 2026-06-07
    days on market $150,000 Active 59 DOM
11. 2026-06-03
    days on market $150,000 Active 55 DOM
12. 2026-06-02
    days on market $150,000 Active 54 DOM
13. 2026-06-01
    days on market $150,000 Active 53 DOM
14. 2026-05-31
    days on market $150,000 Active 52 DOM
15. 2026-05-30
    days on market $150,000 Active 51 DOM
16. 2026-04-09
    listed $150,000 Active 1198-char remark

    Show marketing remark (1198 chars)

    Move-in ready - all furnishings to remain (with accpetable offer) & waiting for you to make it home! This 4-bedroom home has had many recent updates and is located close to shopping, dining, recreation, & schools....plus only a few blocks from the historic East Village of Davenport, Iowa. The open concept of the combined dining & living area gives you room to gather & entertain many. The spacious kitchen offers plenty of cabinetry & countertop space to prep meals with plenty of space for the kitchen table as well. Enjoy the convenience of TWO main-floor bedrooms and an updated bath plus laundry hookups with a washer/dryer combo to stay. There is even a large family room that offers many options for use on the main level. Upstairs, you will find 2 additional bedrooms. The partially finished basement gives you space to expand with a recreation room and lots of storage space or space to finish as you choose. Relax in the large backyard with a deck that is also accessible from an alley entrance. UPDATES include: Roof 2022, High-Efficiency Furnace 2022 & AC 2023 Water Heater, Kitchen Countertops, Bathroom, Flooring, Light Fixtures, Front Porch & Rear Deck.

17. 2025-01-01
    historical
18. 2024-12-31
    historical
19. 2024-09-19
    price
20. 2024-06-14
    listed Active
21. 2024-03-22
    historical
22. 2024-03-22
    historical
23. 2023-12-21
    listed Active
24. 2002-11-13
    soldstatus $57,000
25. 2002-09-02
    listed $59,500

ⓘ 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: $2,670 · $223/mo
• Projected year-2 tax: $2,670 · $223/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: $19,719
• − Mortgage interest: −$8,402
• − Property taxes: −$2,670
• − Insurance: −$750
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,364
• Taxable income: $378
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,628/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

+152.1% since first listed

10 events — show timeline

• 2026-04-09 Listed $150,000 MRED as Distributed by MLS Grid
• 2025-01-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-14 Listed — RMLSA as Distributed by MLS Grid
• 2024-03-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-03-22 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-21 Listed — RMLSA as Distributed by MLS Grid
• 2002-11-13 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2002-09-02 Listed $59,500 RMLSA as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $2,670 · +34.8% YoY. Source: county tax records.