2312 1/2 W 1st St · Davenport, IA 52802

$115,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily · 1 Days on market

Built 1915 3,485 sqft lot Est $128k · 10% 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 +19.7/30.0
• ARV discount +12.1/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3 bed/1bath with large front porch and 1 car garage. New flooring in the living/dining room with ceiling fan, master bedroom on the main level. Updated kitchen includes new lighting, cabinets, countertops, backsplash, sink, and faucet. Bathroom has been updated with new vanity, flooring, lights, and tile surround shower with glass block for privacy with natural light. Two more bedrooms upstairs with an additional sitting area. Full basement is ready to be finished which includes a built in bar for entertaining. Per seller; Roof '17, Furnace '17 and Plumbing/Electrical '15.

Key facts

• Open porch
• Detached garage
• 3,485 sq ft lot

Tags

• PRIVACY FENCED BACKYARD
• OPEN PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: One and one-half story single-family residence; Residential property
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Zoned residential; Located between N. Elmwood Ave and N Lincoln Ave; accessed off the alley between W 1st St and W 2nd St; Subdivision: WEST PARK ADD

Interior

• Kitchen: Refrigerator
• Bedrooms: One bedroom on the main level
• Bathrooms: One bathroom on the main level
• Heating & cooling: Central air
• Interior features: Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.7% 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: 68 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 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.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1915 — 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $127,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S Thornwood Ave	0.20mi	3/1.0	1,056 (+2%)	1mo	$36,000	$34	86
2025 W 3rd St	0.27mi	3/1.0	1,020 (-1%)	2mo	$125,000	$123	83
2537 Boies Ave	0.47mi	3/1.0	1,013 (-2%)	1mo	$74,900	$74	74
114 S Elmwood Ave	0.14mi	3/2.0	1,116 (+8%)	3mo	$140,000	$125	74
306 S Elmwood Ave	0.22mi	2/1.0 (-1)	960 (-7%)	1mo	$140,000	$146	73
612 Waverly Rd	0.42mi	4/1.5 (+1)	1,040 (+1%)	2mo	$175,000	$168	70
809 Cimarron Dr	0.49mi	3/1.0	1,092 (+6%)	3mo	$164,000	$150	65
2008 Dixwell St	0.34mi	3/1.0	1,140 (+10%)	4mo	$118,000	$104	64
3003 Telegraph Rd	0.60mi	3/1.0	1,008 (-2%)	8mo	$125,000	$124	62
636 Cedar St	0.50mi	2/1.0 (-1)	944 (-8%)	3mo	$68,000	$72	55
3139 W 1st St	0.72mi	3/1.0	1,080 (+5%)	5mo	$121,500	$113	55
1107 N Thornwood Ave	0.75mi	3/1.0	912 (-12%)	6mo	$168,000	$184	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,057
• Equity at exit: $17,147

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,336
• 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 52802

• Home prices YoY: -28.3%
• Active inventory: 68
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $134

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 84%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	13d	1	0.26mi
445 Waverly Rd Davenport, IA	2.0	1.0	980	$1,200	$1.22	43d	1	0.26mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	21d	1	0.36mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	43d	1	0.40mi
627 N Division St Davenport, IA	2.0	1.0	800	$800	$1.00	43d	1	0.74mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	13d	1	0.77mi
1529 W 6th St Davenport, IA	2.0	1.0	794	$850	$1.07	13d	1	0.83mi
1607 W 12th St Davenport, IA	1.0–2.0	1.0	800	$740	$0.93	43d	3	0.99mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	43d	1	1.01mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	13d	1	1.14mi
1445 W 16th St Unit 3 Davenport, IA	2.0	1.0	765	$915	$1.20	43d	1	1.36mi

Listing history 2 events

1. 2026-06-18
   remarks 432-char remark
2. 2026-06-18
   listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $14,113
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,345
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,668/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): 9,466
• Household income: $54,380
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 244.0

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% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -59.59%
• Current HPI: 151.2076
• Rent YoY: —
• 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

+253.8% since first listed

9 events — show timeline

• 2026-06-18 Listed $115,000 Muscatine BOR
• 2020-03-25 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2020-01-14 Listed $74,900 MRED as Distributed by MLS Grid
• 2019-11-27 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2019-09-24 Listed $45,000 MRED as Distributed by MLS Grid
• 2012-07-17 Sold (MLS) $30,500 MRED as Distributed by MLS Grid
• 2012-05-07 Listed $32,000 MRED as Distributed by MLS Grid
• 2009-07-14 Sold (MLS) $26,000 MRED as Distributed by MLS Grid
• 2009-04-08 Listed $32,500 MRED as Distributed by MLS Grid