1109 Tremont Ave · Davenport, IA 52803

$107,000

4 bd · 2.5 ba · 1,456 sqft · MultiFamily public records · 10 Days on market

Built 1966 9,583 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 +9.8/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This 2 unit up and down duplex has a 2 car garage. 1 new water heater installed in 2017. Updates on main level: new windows, appliances, bath and kitchen. Some new doors: side door and basement door. To be sold "AS IS". Garage is not included in rent. Upstairs tenant has been there for many years. Appliances not warranted.

Key facts

• Upper lower duplex
• Major updates
• New garage door

Tags

• UPPER LOWER DUPLEX
• SPACIOUS UNFINISHED BASEMENT
• SEPARATELY METERED UTILITIES
• DETACHED 2 CAR GARAGE
• NEW GARAGE DOOR
• MAJOR UPDATES

Property features AI

Finance

• Other: Two units in building; Security deposits: $425 (first-floor unit), $500 (second-floor unit); Current rents listed as $500 for each unit; Tenants pay electric, gas, heat, sewer, and water; School bus service available
• Financial info: Gross rental income reported as $12,600; Insurance expense reported as $1,256
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Fee simple ownership; Unincorporated location
• Construction: Masonite exterior; Asphalt roof; Block foundation; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Sloped lot; Lot dimensions approximately 64 x 150

Interior

• Kitchen: Each unit includes a stove and refrigerator
• Bedrooms: Two 1-bedroom units (one on first floor, one on second floor)
• Flooring: Hardwood floors in both units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Natural gas forced air heating
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: First-floor unit has laundry hook-up

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $107k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive. Per door: $259/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Cap rate 12.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $740 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $50k; list at $107k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $107,000

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 1966 — 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: 1.48% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.61×
• Total profit: $18,214
• Equity at exit: $15,954

10-year hold

• IRR: 24.7%
• Equity multiple: 3.31×
• Total profit: $69,191
• Equity at exit: $9,251

Cash invested: $29,960 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$561
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $518

Break-even live

Break-even rent $928

Max offer price $107,000

Occupancy floor 62%

Sensitivity live

Price	-10% $579	-5% $548	+0% $518	+5% $488	+10% $457
Rent	-10% $393	-5% $455	+0% $518	+5% $581	+10% $643
Rate	-1.0pp $572	-0.5pp $545	base $518	+0.5pp $490	+1.0pp $462

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,584
Total (2 units)			$1,584

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	0.41mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.42mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.57mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.65mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	0.66mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.66mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.68mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	21d	1	0.71mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.78mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	0.80mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	0.84mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	21d	1	0.84mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	0.94mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.95mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	1.11mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	1.13mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	1.14mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	1.16mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	1.21mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	1.34mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	21d	1	1.45mi

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   listed $107,000 Active
3. 2021-08-06
   historical
4. 2018-04-20
   soldstatus $50,000 334-char remark

   Show marketing remark (334 chars)

   This 2 unit up and down duplex has a 2 car garage. 1 new water heater installed in 2017. Updates on main level: new windows, appliances, bath and kitchen. Some new doors: side door and basement door. To be sold "AS IS". Garage is not included in rent. Upstairs tenant has been there for many years. Appliances not warranted.

5. 2018-04-20
   soldstatus $50,000 334-char remark

   Show marketing remark (334 chars)

   This 2 unit up and down duplex has a 2 car garage. 1 new water heater installed in 2017. Updates on main level: new windows, appliances, bath and kitchen. Some new doors: side door and basement door. To be sold "AS IS". Garage is not included in rent. Upstairs tenant has been there for many years. Appliances not warranted.

6. 2018-02-11
   listed $59,900 334-char remark

   Show marketing remark (334 chars)

   This 2 unit up and down duplex has a 2 car garage. 1 new water heater installed in 2017. Updates on main level: new windows, appliances, bath and kitchen. Some new doors: side door and basement door. To be sold "AS IS". Garage is not included in rent. Upstairs tenant has been there for many years. Appliances not warranted.

7. 2018-02-11
   listed $59,900 334-char remark

   Show marketing remark (334 chars)

   This 2 unit up and down duplex has a 2 car garage. 1 new water heater installed in 2017. Updates on main level: new windows, appliances, bath and kitchen. Some new doors: side door and basement door. To be sold "AS IS". Garage is not included in rent. Upstairs tenant has been there for many years. Appliances not warranted.

8. 2014-04-30
   soldstatus $40,000
9. 2014-04-30
   soldstatus $40,000
10. 2014-02-09
    listed $45,000
11. 2014-02-09
    listed $45,000
12. 2013-12-18
    historical

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$74/yr (+$6/mo · 4.8%)

ⓘ 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: $19,008
• − Mortgage interest: −$5,994
• − Property taxes: −$1,532
• − Insurance: −$535
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,113
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $5,065/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

+137.8% since first listed

12 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Listed $107,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-04-20 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2018-04-20 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2018-02-11 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2018-02-11 Listed $59,900 MRED as Distributed by MLS Grid
• 2014-04-30 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2014-04-30 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2014-02-09 Listed $45,000 MRED as Distributed by MLS Grid
• 2014-02-09 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2013-12-18 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,532 · -5.0% YoY. Source: county tax records.