1120 Kirkwood Blvd · Davenport, IA 52803

$85,000

5 bd · 2.5 ba · 1,512 sqft · MultiFamily public records · 9 Days on market

Built 1900 6,969 sqft lot

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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 +3.6/5.0
• 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

This up-down duplex with long term tenants is ready for its next investor. Main floor tenant has been in the house for 25 years, is paying $395 in rent, as well as gas and electric, all the water and sewer/garbage for the property. The upper unit tenant has been there 3.5 years paying $575 in rent, as well as gas and electric. New range/oven in upper unit April 2026, new water heater June 2023. There are two separate gas and electric meters at the property and one water meter.

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Building contains 2 units; Built before 1978
• Financial info: Gross annual income reported as $11,640

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit multi-family property; Over 100 years old; Not rebuilt or rehabbed
• Construction: Vinyl siding; Stone foundation; Asphalt roof
• Exterior features: Level lot; Lot dimensions approximately 45 x 150; Zoned for multi-family (MULTI)

Interior

• Kitchen: Stove and refrigerator in both units
• Bedrooms: Two 1-bedroom units (one on 1st floor, one on 2nd floor) — each unit listed as 1 bedroom
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Natural gas heating; Window air conditioner(s)
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: Washer and dryer included in 1st-floor unit; Window air conditioner in 1st-floor unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive. Per door: $444/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 18.8% 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: Washington Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 281 students, 62% FRL); Sudlow Intermediate (math 49% / reading 58%, grade C+, #208 of 246 statewide, top 84%, 524 students, 53% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% 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 $588 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 + 4.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $85,000

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.24% ✓
• Cap rate: 18.84%
• Cash-on-cash: 44.81%
• DSCR: 2.99
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 43.7%
• Equity multiple: 2.93×
• Total profit: $45,927
• Equity at exit: $12,674

10-year hold

• IRR: 50.4%
• Equity multiple: 6.29×
• Total profit: $125,992
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$446
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $889

Break-even live

Break-even rent $777

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $937	-5% $913	+0% $889	+5% $865	+10% $841
Rent	-10% $738	-5% $814	+0% $889	+5% $964	+10% $1,039
Rate	-1.0pp $932	-0.5pp $910	base $889	+0.5pp $867	+1.0pp $844

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,902
Total (2 units)			$1,902

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	45d	1	0.34mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	0.77mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	1.00mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	1.21mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.23mi

Listing history 7 events

1. 2026-06-21
   days on market $85,000 Active 9 DOM
2. 2026-06-18
   days on market $85,000 Active 6 DOM
3. 2026-06-17
   days on market $85,000 Active 5 DOM
4. 2026-06-16
   days on market $85,000 Active 4 DOM
5. 2026-06-15
   days on market $85,000 Active 3 DOM
6. 2026-06-13
   remarks 481-char remark
7. 2026-06-13
   listed $85,000 Active 1 DOM

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

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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: $22,824
• − Mortgage interest: −$4,761
• − Property taxes: −$1,592
• − Insurance: −$425
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$2,473
• Taxable income: $9,921
• Est. tax owed @ 24.0%: −$2,381
• After-tax cash flow: $8,284/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

+41.9% since first listed

22 events — show timeline

• 2026-06-12 Listed $85,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-04-02 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2021-04-02 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2021-01-27 Listed $77,000 MRED as Distributed by MLS Grid
• 2021-01-27 Listed $77,000 RMLSA as Distributed by MLS Grid
• 2012-08-03 Sold (Public Records) $52,500 Public Records
• 2012-08-02 Sold (MLS) $52,500 RMLSA as Distributed by MLS Grid
• 2012-08-02 Sold (MLS) $52,500 MRED as Distributed by MLS Grid
• 2011-11-28 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2011-11-28 Listed $59,900 MRED as Distributed by MLS Grid
• 2010-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2010-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-30 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,592 · +2.4% YoY. Source: county tax records.