1312 Pershing Ave · Davenport, IA 52803

$125,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 31 Days on market

Built 1960 6,098 sqft lot $93/sqft · 18% above area Est $106k · 18% over

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Why this score? — see what drove the D+ 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3BR, 1 Car garage, Nice sized ranch. Currently rented at $1000 per month. The home has a nice layout with a full unfished basement, which could be finished for more equity. Photos are from before tenant moved in.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Property currently being leased
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space); Driveway and off-street parking (3 total parking spaces); Concrete surfaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 61–70 years ago; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation
• Exterior features: Deck; Fenced yard; Level lot (approx. 80 x 75)

Interior

• Kitchen: Range; Refrigerator; Range hood
• Bedrooms: Three bedrooms (all on main level); Primary bedroom on main level
• Flooring: Hardwood flooring in living room and bedrooms; Tile in dining room; Linoleum in kitchen; Other flooring in basement laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Six total rooms; Unfinished full basement; Separate dining room
• Laundry & utility: Basement laundry (5 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Madison Elementary School (math 28% / reading 25%, grade F, #611 of 616 statewide, top 99%, 379 students, 73% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $864 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 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $106,029
• List price: $125,000
• Delta: 17.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 E 13th St	0.05mi	3/1.0	1,144 (-15%)	2mo	$45,000	$39	71
402 E Pleasant St	0.44mi	4/1.0 (+1)	1,300 (-3%)	1mo	$140,000	$108	69
730 E 14th St St	0.40mi	4/2.0 (+1)	1,325 (-1%)	4mo	$72,000	$54	67
2214 Grand Ave	0.70mi	3/1.5	1,338 (-0%)	1mo	$136,000	$102	64
2130 Pershing Ave	0.55mi	2/1.0 (-1)	1,355 (+1%)	7mo	$50,000	$37	62
734 W 17th St	0.73mi	3/1.0	1,389 (+4%)	2mo	$138,000	$99	59
818 Charlotte St	0.67mi	4/2.0 (+1)	1,330 (-1%)	0mo	$95,000	$71	58
727 W 11th St	0.69mi	3/1.0	1,428 (+6%)	1mo	$65,000	$46	56
1102 Kirkwood Blvd	0.63mi	3/2.0	1,428 (+6%)	1mo	$129,000	$90	55
1920 Carey Ave	0.70mi	4/2.0 (+1)	1,329 (-1%)	4mo	$180,000	$135	54
1030 Oneida Ave	0.64mi	4/2.0 (+1)	1,386 (+3%)	12mo	$200,000	$144	46
1936 Carey Ave	0.71mi	4/2.0 (+1)	1,288 (-4%)	9mo	$210,500	$163	44

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,690
• Equity at exit: $18,638

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $15,799
• Equity at exit: $10,808

Cash invested: $35,000 (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: 169
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $164

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $234	-5% $199	+0% $164	+5% $128	+10% $93
Rent	-10% $60	-5% $112	+0% $164	+5% $216	+10% $268
Rate	-1.0pp $227	-0.5pp $195	base $164	+0.5pp $131	+1.0pp $98

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	46d	1	0.12mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	46d	1	0.20mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	46d	1	0.24mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	23d	1	0.33mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	46d	1	0.35mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	46d	1	0.36mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	23d	1	0.42mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	16d	1	0.42mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	46d	1	0.45mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	16d	1	0.46mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	16d	4	0.48mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	46d	1	0.54mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	46d	1	0.56mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	46d	1	0.56mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	46d	1	0.56mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	46d	1	0.56mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	46d	1	0.56mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	46d	1	0.56mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	46d	1	0.56mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	46d	1	0.56mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	46d	1	0.56mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	46d	1	0.56mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	23d	1	0.56mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	46d	1	0.58mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	23d	1	0.60mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	16d	1	0.60mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	16d	3	0.60mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	46d	1	0.62mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	46d	1	0.62mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	46d	1	0.62mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	46d	1	0.64mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	46d	1	0.64mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	23d	1	0.66mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	16d	2	0.66mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	23d	1	0.68mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	23d	1	0.68mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	23d	1	0.71mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	16d	2	0.71mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	46d	1	0.74mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	16d	4	0.79mi

Listing history 17 events

1. 2026-06-23
   days on market $125,000 Active 31 DOM
2. 2026-06-21
   days on market $125,000 Active 30 DOM
3. 2026-06-18
   days on market $125,000 Active 27 DOM
4. 2026-06-17
   days on market $125,000 Active 26 DOM
5. 2026-06-16
   days on market $125,000 Active 25 DOM
6. 2026-06-15
   days on market $125,000 Active 24 DOM
7. 2026-06-14
   days on market $125,000 Active 22 DOM
8. 2026-06-13
   statusdays on market $125,000 Active 21 DOM
9. 2026-05-08
   listed $125,000 Active 212-char remark
10. 2021-08-06
    historical
11. 2021-08-06
    historical
12. 2018-11-08
    soldstatus $48,000
13. 2018-11-08
    soldstatus $48,000
14. 2018-09-14
    listed $50,000
15. 2018-09-14
    listed $50,000
16. 2006-06-08
    soldstatus $67,000
17. 2005-12-22
    listed $66,000

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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: $15,815
• − Mortgage interest: −$7,002
• − Property taxes: −$2,038
• − Insurance: −$625
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,636
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,968/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

+89.4% since first listed

11 events — show timeline

• 2026-06-10 Relisted — MRED as Distributed by MLS Grid
• 2026-05-27 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $125,000 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
• 2018-11-08 Sold (MLS) $48,000 MRED as Distributed by MLS Grid
• 2018-11-08 Sold (MLS) $48,000 RMLSA as Distributed by MLS Grid
• 2018-09-14 Listed $50,000 MRED as Distributed by MLS Grid
• 2018-09-14 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2006-06-08 Sold (MLS) $67,000 RMLSA as Distributed by MLS Grid
• 2005-12-22 Listed $66,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,038 · -9.8% YoY. Source: county tax records.