1934 Grand Ave · Davenport, IA 52803

$168,500

4 bd · 1.0 ba · 2,479 sqft · SingleFamily public records · 71 Days on market

Built 1900 5,500 sqft lot $68/sqft · 7% above area Est $203k · 17% 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 +13.3/30.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• 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

Here's your chance to own Davenport's most famous musicians' childhood home! Bix Beiderbecke's birthplace could be yours, the home has endless potential for short term rentals or even occupying it! The home has large bedrooms and 2 full bathrooms! The full attic could be converted into whatever you can imagine! Original woodwork flows throughout the home. Reach out today for your chance at this home!

Key facts

• Original woodwork
• Full attic
• 5,500 sq ft lot

Tags

• BIX BEIDERBECKE BIRTHPLACE
• FULL ATTIC
• ORIGINAL WOODWORK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $1 ($16/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 $155k (8.0% below list).
• Recommended offer: $155k (8.0% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 71 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $155,048 (8.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (median comp): $203,051
• List price: $168,500
• Delta: -17.02%
• 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
908 Grand Ct	0.27mi	4/1.5	2,558 (+3%)	0mo	$185,000	$72	80
410 Rusholme St E	0.33mi	4/2.5	2,488 (+0%)	3mo	$350,000	$141	76
2034 Farnam St	0.16mi	4/2.0	2,266 (-9%)	7mo	$190,000	$84	69
1320 Grand Ave	0.38mi	4/2.0	2,280 (-8%)	2mo	$155,400	$68	63
402 E Rusholme St	0.34mi	3/2.5 (-1)	2,348 (-5%)	4mo	$110,000	$47	61
918 Arlington Ct	0.22mi	4/2.0	2,144 (-14%)	12mo	$133,900	$62	53
2824 Tremont Ave	0.70mi	4/2.0	2,651 (+7%)	0mo	$221,000	$83	52
2505 Iowa St	0.48mi	4/1.5	2,154 (-13%)	8mo	$195,000	$91	48
1925 Eastern Ave	0.72mi	3/1.0 (-1)	2,270 (-8%)	0mo	$154,517	$68	47
914 Farnam St	0.69mi	3/3.0 (-1)	2,570 (+4%)	6mo	$189,900	$74	44
2501 Brady St	0.54mi	5/2.0 (+1)	2,806 (+13%)	3mo	$201,000	$72	42
2707 Grand Ave	0.57mi	3/2.5 (-1)	2,156 (-13%)	5mo	$254,000	$118	36

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-24,670
• Equity at exit: $25,124

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-10,587
• Equity at exit: $14,569

Cash invested: $47,180 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$884
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $1

Break-even live

Break-even rent $1,549

Max offer price $168,500

Occupancy floor 95%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	43d	1	0.60mi
309 E 11th St Davenport, IA	5.0	2.0	2925	$1,495	$0.51	20d	1	0.64mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	43d	1	0.68mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	20d	1	0.73mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	43d	1	0.89mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	0.94mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	20d	1	0.98mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	1.06mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $168,500 Active 71 DOM
2. 2026-06-17
   days on market $168,500 Active 70 DOM
3. 2026-06-16
   days on market $168,500 Active 69 DOM
4. 2026-06-15
   days on market $168,500 Active 68 DOM
5. 2026-06-14
   days on market $168,500 Active 66 DOM
6. 2026-06-13
   days on market $168,500 Active 65 DOM
7. 2026-06-10
   days on market $168,500 Active 63 DOM
8. 2026-06-09
   days on market $168,500 Active 62 DOM
9. 2026-06-08
   days on market $168,500 Active 61 DOM
10. 2026-06-07
    days on market $168,500 Active 60 DOM
11. 2026-06-03
    days on market $168,500 Active 56 DOM
12. 2026-06-02
    days on market $168,500 Active 55 DOM
13. 2026-06-01
    days on market $168,500 Active 54 DOM
14. 2026-05-31
    days on market $168,500 Active 53 DOM
15. 2026-05-30
    days on market $168,500 Active 52 DOM
16. 2026-04-08
    listed $219,900 Active 403-char remark

    Show marketing remark (403 chars)

    Here's your chance to own Davenport's most famous musicians' childhood home! Bix Beiderbecke's birthplace could be yours, the home has endless potential for short term rentals or even occupying it! The home has large bedrooms and 2 full bathrooms! The full attic could be converted into whatever you can imagine! Original woodwork flows throughout the home. Reach out today for your chance at this home!

ⓘ 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: $3,236 · $270/mo
• Projected year-2 tax: $3,236 · $270/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 · 15 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: $18,606
• − Mortgage interest: −$9,439
• − Property taxes: −$3,236
• − Insurance: −$842
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,902
• Taxable loss: −$2,790
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $686/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

1 event — show timeline

• 2026-04-08 Listed $219,900 MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $3,236 · +2.5% YoY. Source: county tax records.