1930 N Myrtle St · Davenport, IA 52804

$125,000

3 bd · 2.5 ba · 1,712 sqft · MultiFamily public records · 55 Days on market

Built 1910 7,840 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 +3.5/5.0
• 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

Income-producing up/down duplex with long-term tenants in place. Upper unit offers 2 bedrooms and rents for $750/month. Lower unit features 3 bedrooms and rents for $1,125/month with laundry hook ups. Tenants pay all utilities, providing strong, consistent cash flow. Upper unit is available for showings. Lower unit and basement can be viewed with accepted interest; lower unit will require renovation once vacated, offering value-add potential. Photos were taken prior to tenant occupancy. 24 hour notice required.

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 1910

Property features AI

Finance

• Other: Property sits on a 52 x 150 lot (less than 0.25 acre)
• Financial info: Gross income reported: $22,500

Exterior

• Parking: 2 owned parking spaces
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Converted property; Fee simple ownership
• Construction: Over 100 years old; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Deck; Level lot

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 5 bedrooms total; Building contains a 3-bedroom unit
• Bathrooms: 2 full bathrooms total
• Heating & cooling: Natural gas heating
• Interior features: 11 total rooms; Unfinished full basement; Water heater (gas)
• Laundry & utility: Tenant pays all utilities (for listed units)

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive. Per door: $377/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 (+4.0%/yr); 161 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 38% of the median local income ($66k/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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.84%
• DSCR: 2.15
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.85×
• Total profit: $29,875
• Equity at exit: $18,638

10-year hold

• IRR: 29.5%
• Equity multiple: 3.76×
• Total profit: $96,749
• 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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 161
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$656
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $754

Break-even live

Break-even rent $1,123

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $824	-5% $789	+0% $754	+5% $718	+10% $683
Rent	-10% $589	-5% $672	+0% $754	+5% $836	+10% $918
Rate	-1.0pp $817	-0.5pp $785	base $754	+0.5pp $721	+1.0pp $688

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$931
1× unit	3	1	$1,146
Total (2 units)			$2,077

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	0.38mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	0.45mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.45mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	0.45mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	0.50mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	14d	1	0.60mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.61mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	44d	1	0.69mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.78mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.92mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	44d	1	0.99mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	44d	1	0.99mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	44d	1	0.99mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	14d	1	1.02mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	21d	1	1.17mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	44d	1	1.25mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	1.29mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	1.32mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	1.35mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	44d	1	1.35mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	1.35mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	44d	1	1.35mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	44d	1	1.35mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	44d	1	1.35mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	44d	1	1.35mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	44d	1	1.35mi
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	44d	1	1.36mi
102 W 35th St Unit 119W_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	44d	1	1.36mi
102 W 35th St Unit 104E_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	21d	1	1.36mi
102 W 35th St Unit 128E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	21d	1	1.36mi
102 W 35th St Unit 130E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	14d	1	1.36mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	1.39mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	1.41mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	14d	2	1.42mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	1.49mi

Listing history 25 events

1. 2026-05-18
   status Pending
2. 2026-04-02
   historical Contingent - Continue to Show
3. 2026-03-24
   listed $125,000 Active
4. 2025-02-06
   historical $750
5. 2024-12-13
   price $750
6. 2024-08-08
   price $795
7. 2024-06-21
   listed $845
8. 2023-05-27
   historical
9. 2022-10-05
   historical
10. 2021-08-06
    historical
11. 2019-07-23
    soldstatus $85,000
12. 2019-07-11
    soldstatus $85,000
13. 2019-07-11
    soldstatus $85,000
14. 2019-04-29
    listed $97,500
15. 2019-04-29
    listed $97,500
16. 2018-12-14
    historical
17. 2011-11-09
    soldstatus $44,900
18. 2011-11-09
    soldstatus $44,900
19. 2011-08-30
    listed $49,900
20. 2011-08-30
    listed $49,900
21. 2007-01-22
    soldstatus $80,000
22. 2007-01-19
    soldstatus $80,000
23. 2007-01-19
    soldstatus $80,000
24. 2006-09-08
    listed $74,900
25. 2006-09-08
    listed $74,900

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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: $24,924
• − Mortgage interest: −$7,002
• − Property taxes: −$2,156
• − Insurance: −$625
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$3,636
• Taxable income: $7,517
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $7,239/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): 26,835
• Household income: $65,849
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 830.0

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% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Chinese 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: ▼ -66.50%
• Current HPI: 196.2267
• Rent YoY: ▲ 3.99%
• 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

+66.9% since first listed

25 events — show timeline

• 2026-05-18 Pending — MRED as Distributed by MLS Grid
• 2026-04-02 Contingent — MRED as Distributed by MLS Grid
• 2026-03-24 Listed $125,000 MRED as Distributed by MLS Grid
• 2025-02-06 Rental Removed $750 APPFOLIO
• 2024-12-13 Price Changed $750 APPFOLIO
• 2024-08-08 Price Changed $795 APPFOLIO
• 2024-06-21 Listed for Rent $845 APPFOLIO
• 2023-05-27 Rental Removed — RENT.
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-07-23 Sold (Public Records) $85,000 Public Records
• 2019-07-11 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2019-07-11 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2019-04-29 Listed $97,500 RMLSA as Distributed by MLS Grid
• 2019-04-29 Listed $97,500 MRED as Distributed by MLS Grid
• 2018-12-14 Listing Removed — MRED as Distributed by MLS Grid
• 2011-11-09 Sold (MLS) $44,900 RMLSA as Distributed by MLS Grid
• 2011-11-09 Sold (MLS) $44,900 MRED as Distributed by MLS Grid
• 2011-08-30 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2011-08-30 Listed $49,900 MRED as Distributed by MLS Grid
• 2007-01-22 Sold (Public Records) $80,000 Public Records
• 2007-01-19 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2007-01-19 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2006-09-08 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2006-09-08 Listed $74,900 MRED as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $2,156 · +2.5% YoY. Source: county tax records.