3865 Johnson Ave · Davenport, IA 52802

$84,900

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 7 Days on market

Built 1955 6,534 sqft lot Est $148k · 43% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Investor opportunity! This 3-bedroom ranch offers plenty of potential with a functional floor plan and features that tenants and future buyers will appreciate. The home includes a spacious family room providing additional living space, a 2-car carport for covered parking, and a patio perfect for outdoor enjoyment. Whether you're looking for your next rental property, renovation project, or value-add investment, this property offers a solid foundation and room to build equity. Convenient layout, desirable ranch-style living, and strong upside potential make this one worth a look. Property being sold AS-IS.

Key facts

• 2-car carport
• Solid foundation
• Room to build equity

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS FAMILY ROOM
• 2-CAR CARPORT
• PATIO FOR OUTDOOR ENJOYMENT
• SOLID FOUNDATION
• ROOM TO BUILD EQUITY

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required; Neighborhood has curbs, sidewalks, street lights and paved streets

Exterior

• Parking: 3 parking spaces; Concrete driveway; Owned parking; other parking features
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 71–80 years ago; Asphalt roof; Steel siding
• Construction: Steel siding construction; Asphalt roof; Built before 1978
• Exterior features: Patio; Level lot; Lot dimensions approximately 37 x 94 and 22 x 114; Less than 0.25 acre

Interior

• Kitchen: Eating-area kitchen
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet in living room, dining room, master and two bedrooms; Vinyl in kitchen; Other flooring in family room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Unfinished attic; Separate dining room; 7 total rooms
• Laundry & utility: Main-level laundry located in the kitchen (in-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.3% 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: Buffalo Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 298 students, 48% FRL); Walcott Intermediate (math 58% / reading 59%, grade B, #194 of 246 statewide, top 79%, 204 students, 48% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL).
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $147,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3128 Mckinley Ave	0.62mi	2/1.0 (-1)	1,470 (+3%)	2mo	$152,500	$104	59
606 Indian Rd	0.43mi	2/1.5 (-1)	1,290 (-9%)	0mo	$150,000	$116	57
1109 S Michigan St	0.36mi	2/2.0 (-1)	1,288 (-9%)	4mo	$52,000	$40	55
916 Ricker Hill Ct	0.66mi	3/1.0	1,472 (+4%)	14mo	$175,000	$119	51
3127 Homestead Ave	0.63mi	3/1.0	1,218 (-14%)	1mo	$99,500	$82	45
3123 Commodore St	0.71mi	2/2.0 (-1)	1,246 (-12%)	8mo	$157,000	$126	30
508 Concord St	0.67mi	3/2.0	1,605 (+13%)	16mo	$119,000	$74	30

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,196
• Equity at exit: $12,659

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $26,913
• Equity at exit: $7,341

Cash invested: $23,772 (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: 67
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $281

Break-even live

Break-even rent $812

Max offer price $84,900

Occupancy floor 71%

Sensitivity live

Price	-10% $329	-5% $305	+0% $281	+5% $257	+10% $233
Rent	-10% $189	-5% $235	+0% $281	+5% $327	+10% $373
Rate	-1.0pp $324	-0.5pp $303	base $281	+0.5pp $259	+1.0pp $237

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	15d	1	1.16mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	22d	1	1.32mi

Listing history 7 events

1. 2026-06-18
   status $84,900 Pending 7 DOM
2. 2026-06-17
   days on market $84,900 Active 7 DOM
3. 2026-06-16
   days on market $84,900 Active 6 DOM
4. 2026-06-15
   days on market $84,900 Active 5 DOM
5. 2026-06-14
   days on market $84,900 Active 3 DOM
6. 2026-06-13
   remarks 612-char remark
7. 2026-06-13
   listed $84,900 Active 2 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 2/10 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: $14,014
• − Mortgage interest: −$4,756
• − Property taxes: −$1,931
• − Insurance: −$424
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,470
• Taxable income: $2,191
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,847/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

1 event — show timeline

• 2026-06-10 Listed $84,900 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,931 · -11.3% YoY. Source: county tax records.