1637 W Pleasant St St · Davenport, IA 52804

$130,000

4 bd · 2.5 ba · 1,728 sqft · MultiFamily public records · 7 Days on market

Built 1910 8,640 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• 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

Great central location on this up/down duplex. Owner uses 2 car garage, separately metered. Roof 2015, vinyl siding, many vinyl replacement windows, 2 newer high efficiency furnaces. Long term tenants that want to stay.

Key facts

• Up down duplex
• Vinyl siding
• 2 car garage

Tags

• UP DOWN DUPLEX
• 2 CAR GARAGE
• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• HIGH EFFICIENCY FURNACES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.7% 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 (+4.0%/yr); 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $899 of loan paydown is wiped out by about $4k 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 + 4.0% rent growth), your $36k cash investment doubles in ~6 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.50×
• Total profit: $18,089
• Equity at exit: $19,383

10-year hold

• IRR: 22.0%
• Equity multiple: 2.97×
• Total profit: $71,704
• Equity at exit: $11,240

Cash invested: $36,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$682
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $585

Break-even live

Break-even rent $1,133

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $658	-5% $622	+0% $585	+5% $548	+10% $511
Rent	-10% $437	-5% $511	+0% $585	+5% $659	+10% $733
Rate	-1.0pp $650	-0.5pp $618	base $585	+0.5pp $551	+1.0pp $517

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,872
Total (2 units)			$1,873

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	0.13mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.78mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	0.83mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.90mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.96mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.98mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.99mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	1.15mi
2638 N Clark St Unit 2 Davenport, IA	3.0	1.5	1200	$1,250	$1.04	15d	1	1.21mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	1.32mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	45d	1	1.40mi
2424 Telegraph Rd Davenport, IA	4.0	2.0	2000	$1,750	$0.88	45d	1	1.45mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	1.45mi

Listing history 19 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-21
   soldstatus $125,000
5. 2026-01-20
   soldstatus $125,000 Closed
6. 2026-01-20
   soldstatus $125,000 Closed
7. 2026-01-20
   soldstatus $125,000 Closed
8. 2026-01-20
   soldstatus $125,000 Closed
9. 2026-01-14
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-07
    historical
13. 2026-01-06
    status Pending
14. 2026-01-06
    historical
15. 2026-01-05
    historical
16. 2025-12-30
    status Pending
17. 2025-12-30
    status Active
18. 2025-12-23
    status Pending
19. 2025-11-07
    listed Active

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: +$66/yr (+$6/mo · 3.5%)

ⓘ 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: $22,476
• − Mortgage interest: −$7,282
• − Property taxes: −$1,908
• − Insurance: −$650
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$3,782
• Taxable income: $5,258
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $5,755/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

+0.0% since first listed

19 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) $125,000 Public Records
• 2026-01-20 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-01-20 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-01-20 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-01-20 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2026-01-14 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-30 Pending — MRED as Distributed by MLS Grid
• 2025-12-30 Relisted — MRED as Distributed by MLS Grid
• 2025-12-23 Pending — MRED as Distributed by MLS Grid
• 2025-11-07 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $1,908 · +2.5% YoY. Source: county tax records.