3323 W Denison Ave · Davenport, IA 52804

$169,900

4 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 4 Days on market

Built 1960 6,969 sqft lot $122/sqft · 10% below area Est $188k · 10% under

---

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 +14.7/30.0
• ARV discount +11.8/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well cared for 3-bedroom ranch offering the perfect blend of comfort and functionality! This home features beautiful hardwood floors throughout most of the main level, 2 full bathrooms (one on main and downstairs), and a spacious eat-in kitchen with plenty of room for everyday dining. The finished basement adds incredible living space with a cozy family room, bonus room perfect for an office, workout space or guest area, plus a large laundry and storage area. Step outside to enjoy the fenced backyard complete with a playhouse and covered concrete patio-great for relaxing or entertaining. Attached one-car garage for added convenience. Conveniently located close to schools, medic

Key facts

• Attached garage
• Finished basement
• Fenced backyard

Tags

• HARDWOOD FLOORS
• FINISHED BASEMENT
• FENCED BACKYARD
• COVERED CONCRETE PATIO
• ATTACHED GARAGE

Property features AI

Finance

• Other: School bus service available
• Financial info: No investor or rental income details listed
• HOA & community: No master association fees required

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story entry; Fee simple ownership; Approximately 61–70 years old; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Block foundation; Approximately 1,396 total finished living area with an additional finished area below grade
• Exterior features: Patio; Level lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: Three bedrooms total; Master bedroom on main level (12 x 10); Second bedroom on main level (12 x 9); Third bedroom on main level (10 x 10)
• Flooring: Hardwood flooring in main living areas and bedrooms; Laminate flooring in kitchen; Carpet in basement rooms and bonus room; Other flooring in basement laundry
• Bathrooms: Two full bathrooms; Basement includes at least one bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eight total rooms; Finished basement with egress window and full finish; Kitchen and dining combined
• Laundry & utility: Washer; Dryer; Water purifier (owned); Basement laundry room (12 x 19)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $43 ($518/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (12.5% below list).
• Recommended offer: $149k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Wilson Elementary School (math 47% / reading 43%, grade D-, #547 of 616 statewide, top 89%, 433 students, 57% FRL); Williams Intermediate (math 33% / reading 37%, grade F, #243 of 246 statewide, top 99%, 423 students, 63% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 22y 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 $86k; list at $170k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $148,664 (12.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $187,958
• List price: $169,900
• Delta: -9.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3238 W Colorado St	0.16mi	3/1.0 (-1)	1,344 (-4%)	6mo	$189,900	$141	77
2225 Hillandale Rd	0.24mi	3/1.0 (-1)	1,306 (-6%)	1mo	$207,500	$159	72
3216 W Dover Ct	0.13mi	3/1.5 (-1)	1,553 (+11%)	1mo	$244,900	$158	68
2610 N Dittmer St	0.22mi	3/1.0 (-1)	1,258 (-10%)	1mo	$170,000	$135	67
3530 W 29th St	0.45mi	4/1.0	1,525 (+9%)	2mo	$205,000	$134	62
2125 N Nevada Ave	0.25mi	3/1.0 (-1)	1,198 (-14%)	3mo	$148,000	$124	58
2716 N Concord St	0.30mi	3/2.0 (-1)	1,541 (+10%)	3mo	$158,000	$103	57
2136 N Gayman Ave	0.38mi	4/1.5	1,597 (+14%)	2mo	$182,000	$114	54
2334 N Fairmount St	0.28mi	3/1.0 (-1)	1,200 (-14%)	6mo	$120,000	$100	53
2417 W 18th St St	0.69mi	4/2.5	1,454 (+4%)	4mo	$178,500	$123	51
2415 N Hazelwood Ave	0.40mi	3/1.5 (-1)	1,598 (+14%)	3mo	$199,900	$125	48
14 Hidden Valley Cir	0.51mi	3/3.0 (-1)	1,597 (+14%)	1mo	$339,900	$213	39

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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-23,289
• Equity at exit: $25,333

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-10,494
• Equity at exit: $14,690

Cash invested: $47,572 (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: 162
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$170 /mo · $2,034/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $43

Break-even live

Break-even rent $1,432

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $91	+0% $43	+5% $-5	+10% $-53
Rent	-10% $-74	-5% $-16	+0% $43	+5% $102	+10% $161
Rate	-1.0pp $129	-0.5pp $86	base $43	+0.5pp $-1	+1.0pp $-46

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2638 N Clark St Unit 2 Davenport, IA	3.0	1.5	1200	$1,250	$1.04	15d	1	0.29mi
1403 Emerald Dr Davenport, IA	4.0	2.0	1850	$1,995	$1.08	23d	1	0.99mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	1.18mi

Listing history 3 events

1. 2026-05-14
   listed $169,900 Active 841-char remark
2. 2004-06-28
   soldstatus $85,500 268-char remark
3. 2004-05-25
   listed $92,900 268-char remark

ⓘ 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: $2,034 · $170/mo
• Projected year-2 tax: $2,351 · $196/mo
• Expected delta: +$317/yr (+$26/mo · 15.6%)

ⓘ 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: $17,840
• − Mortgage interest: −$9,517
• − Property taxes: −$2,034
• − Insurance: −$850
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,943
• Taxable loss: −$2,358
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $1,084/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

+82.9% since first listed

4 events — show timeline

• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $169,900 MRED as Distributed by MLS Grid
• 2004-06-28 Sold (MLS) $85,500 RMLSA as Distributed by MLS Grid
• 2004-05-25 Listed $92,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $2,034 · -3.1% YoY. Source: county tax records.