1831 W 5th St · Davenport, IA 52802

$65,000

2 bd · 1.5 ba · 798 sqft · SingleFamily public records · 5 Days on market

Built 1920 4,950 sqft lot Est $111k · 41% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great home with potential! 3-bed 1-bath in Davenports West End. Great investment property with a detached garage! Schedule your showing today! Home to be sold as-is. All personal property to remain.

Key facts

• 4,950 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $65k).
• Cap rate 9.6% 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: 68 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $110,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 W 5th St	0.00mi	3/1.0 (+1)	798 (0%)	1mo	$65,000	$81	92
1811 W 8th St	0.27mi	2/1.0	788 (-1%)	1mo	$65,000	$82	82
120 N Elmwood Ave	0.63mi	2/2.0	792 (-1%)	0mo	$120,000	$152	67
727 Oak St	0.33mi	1/2.0 (-1)	768 (-4%)	9mo	$140,000	$182	63
1330 W 7th St	0.58mi	2/1.0	842 (+6%)	2mo	$62,000	$74	60
124 N Elmwood Ave	0.62mi	2/1.0	723 (-9%)	3mo	$112,500	$156	51
113 S Thornwood Ave	0.68mi	2/1.0	825 (+3%)	14mo	$92,000	$112	49
1417 W 12th St	0.71mi	2/1.0	872 (+9%)	1mo	$77,000	$88	49
1414 W 9th St	0.58mi	3/1.0 (+1)	864 (+8%)	7mo	$103,585	$120	47
511 Waverly Rd Rd	0.55mi	2/1.0	684 (-14%)	3mo	$115,000	$168	46
2340 Boies Ave	0.72mi	2/1.0	842 (+6%)	14mo	$125,500	$149	43
109 S Elmwood Ave	0.63mi	2/2.0	911 (+14%)	14mo	$127,000	$139	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $864
• Equity at exit: $9,692

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $15,559
• Equity at exit: $5,620

Cash invested: $18,200 (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 52802

• Home prices YoY: -28.3%
• Active inventory: 68
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $865 high
• Mortgage (P&I): −$341
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $178

Break-even live

Break-even rent $640

Max offer price $65,000

Occupancy floor 74%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 N Division St Davenport, IA	2.0	1.0	800	$800	$1.00	43d	1	0.24mi
1529 W 6th St Davenport, IA	2.0	1.0	794	$850	$1.07	13d	1	0.32mi
1603 W 10th St Unit 2 Davenport, IA	1.0	1.0	900	$700	$0.78	43d	1	0.46mi
524 Lincoln Ct Unit 2 Davenport, IA	1.0	1.0	600	$850	$1.42	21d	1	0.48mi
1607 W 12th St Davenport, IA	1.0–2.0	1.0	800	$740	$0.93	43d	3	0.52mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	43d	1	0.54mi
445 Waverly Rd Davenport, IA	2.0	1.0	980	$1,200	$1.22	43d	1	0.57mi
308 S Lincoln Ave Davenport, IA	1.0	1.0	825	$825	$1.00	21d	1	0.62mi
1212 W 3rd St Unit 1-101 Davenport, IA	1.0	1.0	585	$729	$1.25	43d	1	0.64mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	13d	1	0.66mi
1436 W 15th St Unit 1438 1/2 Davenport, IA	1.0	1.0	699	$695	$0.99	43d	1	0.88mi
1445 W 16th St Unit 3 Davenport, IA	2.0	1.0	765	$915	$1.20	43d	1	0.91mi
1622 Washington St Unit 4 Davenport, IA	1.0	1.0	530	$875	$1.65	43d	1	0.95mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	43d	1	1.03mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	21d	1	1.21mi
3032 Indian Rd Unit 0 Davenport, IA	2.0	1.0	600	$900	$1.50	43d	1	1.24mi
1011 W Locust St Apt 1 Davenport, IA	1.0	1.0	750	$675	$0.90	43d	1	1.28mi
317 W 3rd St Davenport, IA	1.0	1.0	600	$900	$1.50	43d	1	1.36mi
619 W 16th St Unit 4 Davenport, IA	1.0	1.0	700	$745	$1.06	43d	1	1.40mi
410 N Main St Unit 230 Davenport, IA	2.0	1.0	800	$1,250	$1.56	43d	1	1.47mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $65,000 Active
3. 2021-08-06
   historical
4. 2013-11-01
   soldstatus $50,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 ≥104°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: $10,381
• − Mortgage interest: −$3,641
• − Property taxes: −$1,647
• − Insurance: −$325
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,891
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $1,846/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): 9,466
• Household income: $54,380
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 244.0

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% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -59.59%
• Current HPI: 151.2076
• Rent YoY: —
• 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

+30.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-16 Listed $65,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-11-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,647 · -8.5% YoY. Source: county tax records.