117 E Garfield St · Davenport, IA 52803

$149,900

4 bd · 2.5 ba · 1,880 sqft · SingleFamily public records · 4 Days on market

Built 1925 3,600 sqft lot Est $216k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot size estimated. Near perfect rental history. New roof 2005. Single family neighborhood, close to everything. Delayed showing notification until March 13, 2012 due to remodeling.

Key facts

• 3,600 sq ft lot
• Built 1925
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.4% below list).
• Recommended offer: $139k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 165 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,816 (7.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — 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: 0.93% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $216,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2506 Leclaire St	0.29mi	3/1.0 (-1)	1,932 (+3%)	1mo	$136,000	$70	70
2213 Iowa St	0.47mi	4/2.5	1,726 (-8%)	0mo	$174,200	$101	64
1938 Leclaire St	0.65mi	4/3.0	1,916 (+2%)	0mo	$220,000	$115	64
220 E Dover Ct	0.26mi	4/1.5	2,081 (+11%)	2mo	$280,000	$135	64
2414 Armil Pl	0.65mi	3/2.0 (-1)	1,898 (+1%)	1mo	$320,000	$169	60
2615 Leclaire St	0.26mi	3/1.0 (-1)	1,717 (-9%)	3mo	$230,000	$134	60
344 W Garfield St St	0.31mi	3/1.5 (-1)	1,649 (-12%)	5mo	$204,500	$124	52
38 Oak Ln	0.71mi	3/1.0 (-1)	1,906 (+1%)	2mo	$175,000	$92	51
2716 Davenport Ave	0.46mi	3/1.5 (-1)	1,636 (-13%)	2mo	$180,000	$110	46
2707 Grand Ave	0.43mi	3/2.5 (-1)	2,156 (+15%)	5mo	$254,000	$118	46
2428 Arlington Ave	0.57mi	3/1.5 (-1)	1,664 (-12%)	5mo	$184,900	$111	41
108 E 37th St	0.64mi	3/2.0 (-1)	1,599 (-15%)	3mo	$165,000	$103	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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-23,842
• Equity at exit: $22,351

10-year hold

• IRR: -4.5%
• Equity multiple: 0.68×
• Total profit: $-13,404
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$786
• Tax from tax record: −$277 /mo · $3,327/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-29

Break-even live

Break-even rent $1,425

Max offer price $144,755

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $13	+0% $-29	+5% $-72	+10% $-114
Rent	-10% $-139	-5% $-84	+0% $-29	+5% $26	+10% $81
Rate	-1.0pp $46	-0.5pp $9	base $-29	+0.5pp $-68	+1.0pp $-107

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	45d	1	0.50mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.92mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.95mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.96mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	1.04mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	1.05mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.13mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	1.18mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	1.23mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	45d	1	1.30mi
105 Colony Dr Davenport, IA	3.0	2.5	1500	$1,700	$1.13	45d	1	1.37mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	1.45mi

Listing history 6 events

1. 2026-04-03
   status Pending
2. 2026-03-30
   listed $149,900 Active
3. 2018-01-03
   soldstatus $130,000
4. 2017-06-26
   soldstatus $30,000
5. 2012-05-18
   soldstatus $50,000 181-char remark

   Show marketing remark (181 chars)

   Lot size estimated. Near perfect rental history. New roof 2005. Single family neighborhood, close to everything. Delayed showing notification until March 13, 2012 due to remodeling.

6. 2012-02-01
   listed $68,900 181-char remark

   Show marketing remark (181 chars)

   Lot size estimated. Near perfect rental history. New roof 2005. Single family neighborhood, close to everything. Delayed showing notification until March 13, 2012 due to remodeling.

ⓘ 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: $3,327 · $277/mo
• Projected year-2 tax: $3,327 · $277/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: $16,658
• − Mortgage interest: −$8,397
• − Property taxes: −$3,327
• − Insurance: −$750
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,361
• Taxable loss: −$2,841
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $332/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

+117.6% since first listed

6 events — show timeline

• 2026-04-03 Pending — MRED as Distributed by MLS Grid
• 2026-03-30 Listed $149,900 MRED as Distributed by MLS Grid
• 2018-01-03 Sold (Public Records) $130,000 Public Records
• 2017-06-26 Sold (Public Records) $30,000 Public Records
• 2012-05-18 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2012-02-01 Listed $68,900 MRED as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $3,327 · +26.1% YoY. Source: county tax records.