6232-6234 Appomattox Rd · Davenport, IA 52806

$179,900

6 bd · 3.5 ba · 2,200 sqft · MultiFamily public records · 34 Days on market

Built 1979 8,276 sqft lot Est $166k · 8% over

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• ARV discount +3.8/15.0
• Rent growth +3.0/5.0
• 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

Investment opportunity in north Davenport! This side-by-side duplex at 6232 & 6234 Appomattox Rd offers immediate rental income with both units currently occupied on month-to-month leases, providing flexibility for investors or future owner-occupants. Unit 6232 is currently rented for $1,050/month and Unit 6234 is rented for $925/month. Each unit features 3 bedrooms, 1.5 bathrooms, spacious living areas, central air conditioning, separate utilities paid by tenants, basements with laundry hookups, and dedicated off-street parking pads. Kitchens include refrigerators and stoves, making these units attractive and functional for long-term tenants. Built in 1979 and located in an establish

Key facts

• Separate utilities
• Convenient access
• Rental income

Tags

• RENTAL INCOME
• MONTH TO MONTH LEASES
• SEPARATE UTILITIES
• OFF STREET PARKING PADS
• LAUNDRY HOOKUPS
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Gross annual income reported at $22,800; Insurance expense approximately $1,750 annually; Property contains 2 units
• HOA & community: No special service area; Community features include sidewalks and street lights

Exterior

• Parking: 2 total parking spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two- to four-unit property; Fee simple ownership
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built approximately 41–50 years ago; Not built before 1978
• Exterior features: Sidewalks; Street lights; Lot dimensions approximately 70 x 120; Lot less than 0.25 acre

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 6 bedrooms total; Building contains 3-bedroom units
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning in units
• Interior features: 10 total rooms; Unfinished/partial basement
• Laundry & utility: Tenants pay utilities including electric, gas, heat, sewer, and water

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: North High School (math 45% / reading 59%, grade D+, #299 of 336 statewide, top 91%, 1,352 students, 50% FRL).
• Market conditions: Rents rising (+1.8%/yr); 162 active listings in the ZIP; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/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 $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

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $51k; list at $180k implies a 256% gain — meaningful room to come down on a strong offer.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1979 — 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: 1.28% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (median comp): $166,336
• List price: $179,900
• Delta: 8.15%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,956
• Equity at exit: $26,824

10-year hold

• IRR: 9.4%
• Equity multiple: 1.68×
• Total profit: $34,458
• Equity at exit: $15,554

Cash invested: $50,372 (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 52806

• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$943
• Tax from tax record: −$274 /mo · $3,282/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $531

Break-even live

Break-even rent $1,635

Max offer price $179,900

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,306
Total (2 units)			$2,307

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $179,900 Active 34 DOM
2. 2026-06-17
   days on market $179,900 Active 33 DOM
3. 2026-06-16
   price $179,900 Active 32 DOM
4. 2026-06-16
   days on market $184,900 Active 32 DOM
5. 2026-06-15
   days on market $184,900 Active 31 DOM
6. 2026-06-14
   days on market $184,900 Active 29 DOM
7. 2026-06-13
   days on market $184,900 Active 28 DOM
8. 2026-06-10
   days on market $184,900 Active 26 DOM
9. 2026-06-09
   days on market $184,900 Active 25 DOM
10. 2026-06-08
    days on market $184,900 Active 24 DOM
11. 2026-06-07
    days on market $184,900 Active 23 DOM
12. 2026-06-03
    days on market $184,900 Active 19 DOM
13. 2026-06-02
    days on market $184,900 Active 18 DOM
14. 2026-06-01
    days on market $184,900 Active 17 DOM
15. 2026-05-31
    days on market $184,900 Active 16 DOM
16. 2026-05-30
    days on market $184,900 Active 15 DOM
17. 2026-05-15
    listed $184,900 Active 1102-char remark
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2008-07-03
    soldstatus $50,560
21. 2008-07-03
    soldstatus $50,560
22. 2008-05-16
    listed $39,900
23. 2008-05-16
    listed $39,900
24. 2007-03-01
    historical
25. 2006-05-03
    soldstatus $125,000

ⓘ 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: $3,282 · $274/mo
• Projected year-2 tax: $3,282 · $274/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: $27,684
• − Mortgage interest: −$10,077
• − Property taxes: −$3,282
• − Insurance: −$900
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$5,233
• Taxable income: $3,762
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $5,465/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): 26,871
• Household income: $74,297
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 735.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Vietnamese 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: ▼ -127.41%
• Current HPI: 185.0808
• Rent YoY: ▲ 1.80%
• 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

+43.9% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2026-05-15 Listed $184,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2008-07-03 Sold (MLS) $50,560 RMLSA as Distributed by MLS Grid
• 2008-07-03 Sold (MLS) $50,560 MRED as Distributed by MLS Grid
• 2008-05-16 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2008-05-16 Listed $39,900 MRED as Distributed by MLS Grid
• 2007-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2006-05-03 Sold (Public Records) $125,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,282 · -7.7% YoY. Source: county tax records.