418 E 8th St · Davenport, IA 52803

$88,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 154 Days on market

Built 1900 4,792 sqft lot $89/sqft · 29% below area Est $125k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Property! This 3 bed 1 bath home is available to add to your portfolio. It is currently rented so a 24 hour notice is required to view the property. The home is currently under a Lease contract until September 2026

Key facts

• 4,792 sq ft lot
• Built 1900
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 160 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $608 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 + 4.6% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $88k implies a 403% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $124,813
• List price: $88,000
• Delta: -29.49%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 N Main St	0.63mi	2/1.5 (-1)	1,024 (+3%)	2mo	$95,000	$93	56

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $11,658
• Equity at exit: $13,121

10-year hold

• IRR: 21.9%
• Equity multiple: 3.01×
• Total profit: $49,403
• Equity at exit: $7,609

Cash invested: $24,640 (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: 160
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$461
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $376

Break-even live

Break-even rent $759

Max offer price $88,000

Occupancy floor 65%

Sensitivity live

Price	-10% $425	-5% $401	+0% $376	+5% $351	+10% $326
Rent	-10% $278	-5% $327	+0% $376	+5% $424	+10% $473
Rate	-1.0pp $420	-0.5pp $398	base $376	+0.5pp $353	+1.0pp $330

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 E 8th St Davenport, IA	2.0	1.0	600	$750	$1.25	44d	1	0.03mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	14d	4	0.15mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	44d	1	0.24mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	44d	1	0.24mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	44d	1	0.24mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	44d	1	0.24mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	44d	1	0.27mi
402 E 4th St Davenport, IA	1.0–2.0	1.0	805	$1,188	$1.48	14d	1	0.29mi
402 E 4th St Davenport, IA	1.0–2.0	1.0	749	$1,218	$1.63	44d	2	0.29mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.35mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	44d	1	0.35mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	0.39mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	14d	2	0.40mi
410 N Main St Unit 230 Davenport, IA	2.0	1.0	800	$1,250	$1.56	44d	1	0.45mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	44d	1	0.45mi
133 W 13th St Apt 3 Davenport, IA	2.0	1.0	800	$1,150	$1.44	14d	1	0.46mi
1105 Tremont Ave Unit 1107 Davenport, IA	2.0	1.0	728	$795	$1.09	14d	1	0.47mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	22d	2	0.50mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	14d	1	0.50mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	44d	1	0.52mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	0.69mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	44d	1	0.72mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	44d	1	0.76mi
1030 E 18th St Davenport, IA	2.0	2.0	648	$1,150	$1.77	22d	1	0.81mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	44d	1	0.81mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	22d	1	0.90mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	44d	1	1.32mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	14d	1	1.43mi
1445 W 16th St Unit 3 Davenport, IA	2.0	1.0	765	$915	$1.20	44d	1	1.47mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	22d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $88,000 Active 154 DOM
2. 2026-06-18
   price $88,000 Active 153 DOM
3. 2026-06-17
   days on market $98,000 Active 153 DOM
4. 2026-06-16
   days on market $98,000 Active 152 DOM
5. 2026-06-15
   days on market $98,000 Active 151 DOM
6. 2026-06-14
   days on market $98,000 Active 149 DOM
7. 2026-06-13
   days on market $98,000 Active 148 DOM
8. 2026-06-10
   days on market $98,000 Active 146 DOM
9. 2026-06-09
   days on market $98,000 Active 145 DOM
10. 2026-06-08
    days on market $98,000 Active 144 DOM
11. 2026-06-07
    days on market $98,000 Active 143 DOM
12. 2026-06-03
    days on market $98,000 Active 139 DOM
13. 2026-06-02
    days on market $98,000 Active 138 DOM
14. 2026-06-01
    days on market $98,000 Active 137 DOM
15. 2026-05-31
    days on market $98,000 Active 136 DOM
16. 2026-05-30
    days on market $98,000 Active 135 DOM
17. 2026-01-15
    listed $98,000 Active 225-char remark

    Show marketing remark (225 chars)

    Investment Property! This 3 bed 1 bath home is available to add to your portfolio. It is currently rented so a 24 hour notice is required to view the property. The home is currently under a Lease contract until September 2026

18. 2024-10-04
    historical $1,300
19. 2024-07-06
    listed $1,300
20. 2022-04-24
    price $1,150
21. 2019-10-01
    soldstatus $17,500 146-char remark

    Show marketing remark (146 chars)

    ATTENTION INVESTORS!! Make the next addition to your portfolio and seize this opportunity in East Davenport! Home is being sold "AS-IS".

22. 2019-10-01
    soldstatus $17,500 146-char remark

    Show marketing remark (146 chars)

    ATTENTION INVESTORS!! Make the next addition to your portfolio and seize this opportunity in East Davenport! Home is being sold "AS-IS".

23. 2019-04-03
    listed $29,900 146-char remark

    Show marketing remark (146 chars)

    ATTENTION INVESTORS!! Make the next addition to your portfolio and seize this opportunity in East Davenport! Home is being sold "AS-IS".

24. 2019-04-03
    listed $29,900 146-char remark

    Show marketing remark (146 chars)

    ATTENTION INVESTORS!! Make the next addition to your portfolio and seize this opportunity in East Davenport! Home is being sold "AS-IS".

25. 2016-12-12
    soldstatus $59,900
26. 2013-03-05
    soldstatus $37,500

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$82/yr (+$7/mo · 6.7%)

ⓘ 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: $14,814
• − Mortgage interest: −$4,929
• − Property taxes: −$1,218
• − Insurance: −$440
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,560
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,716/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

+161.3% since first listed

10 events — show timeline

• 2026-01-15 Listed $98,000 Muscatine BOR
• 2024-10-04 Rental Removed $1,300 RMLSA
• 2024-07-06 Listed for Rent $1,300 RMLSA
• 2022-04-24 Price Changed $1,150 RENT.
• 2019-10-01 Sold (MLS) $17,500 MRED as Distributed by MLS Grid
• 2019-10-01 Sold (MLS) $17,500 RMLSA as Distributed by MLS Grid
• 2019-04-03 Listed $29,900 MRED as Distributed by MLS Grid
• 2019-04-03 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2016-12-12 Sold (Public Records) $59,900 Public Records
• 2013-03-05 Sold (Public Records) $37,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,218 · -23.4% YoY. Source: county tax records.