1854 W 8th St · Davenport, IA 52802

$89,900

3 bd · 1.5 ba · 1,562 sqft · SingleFamily public records · 101 Days on market

Built 1899 4,356 sqft lot Est $177k · 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All offers from interested buyers must be entered online at www. auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www. auction.com. Online bidding will begin on 12/7/2025. Check out this 3-bedroom! Needs some TLC! The property is sold in AS IS condition. Seller will not turn on utilities! Buyer & Buyer agent to verify measurements- Measurements are aproximate.

Key facts

• 4,356 sq ft lot
• Built 1899
• Listed 101 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story
• Construction: Over 100 years old; Aluminum siding
• Exterior features: Level lot; Lot dimensions approximately 15.3 by 100

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, unfinished basement with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Monroe Elementary School (math 26% / reading 23%, grade F, #613 of 616 statewide, top 100%, 381 students, 68% FRL); Frank L Smart Intermediate (math 27% / reading 30%, grade F, #246 of 246 statewide, top 100%, 313 students, 71% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL).
• Zoned-school proficiency averages 33% at this address vs 46% district-wide (-14 pts) — the specific schools serving this property underperform the Davenport Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: 67 active listings in the ZIP; 13 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).
• This rent runs 30% of the median local income ($54k/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 $622 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 + 3.0% 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 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 1.54% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $176,506
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1854 W 8th St	0.00mi	3/1.0	1,417 (-9%)	2mo	$49,500	$35	81
1716 W 7th St	0.16mi	4/1.0 (+1)	1,483 (-5%)	3mo	$63,500	$43	74
1527 N Division St	0.55mi	3/1.5	1,558 (-0%)	1mo	$185,000	$119	73
926 Cimarron Dr Dr	0.52mi	3/1.5	1,478 (-5%)	5mo	$167,500	$113	62
2114 Telegraph Rd	0.31mi	4/1.5 (+1)	1,736 (+11%)	5mo	$80,000	$46	58
1315 Cedar St	0.46mi	3/2.0	1,640 (+5%)	14mo	$274,000	$167	56
2243 W 4th St	0.60mi	3/1.5	1,408 (-10%)	0mo	$22,500	$16	55
1734 N Howell St	0.68mi	3/1.0	1,657 (+6%)	2mo	$197,000	$119	55
1530 N Pine St	0.66mi	3/2.0	1,600 (+2%)	11mo	$320,000	$200	54
1203 N Thornwood Ave	0.73mi	4/1.0 (+1)	1,600 (+2%)	5mo	$180,000	$113	51
1718 N Howell St	0.65mi	2/2.0 (-1)	1,634 (+5%)	13mo	$168,000	$103	44
2422 Dugan Ct	0.70mi	3/2.0	1,364 (-13%)	3mo	$192,000	$141	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $14,034
• Equity at exit: $13,404

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $49,145
• Equity at exit: $7,773

Cash invested: $25,172 (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 52802

• Home prices YoY: -28.3%
• Active inventory: 67
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$471
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $449

Break-even live

Break-even rent $814

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $499	-5% $474	+0% $449	+5% $423	+10% $398
Rent	-10% $339	-5% $394	+0% $449	+5% $503	+10% $558
Rate	-1.0pp $494	-0.5pp $471	base $449	+0.5pp $425	+1.0pp $402

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	0.15mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	45d	1	0.63mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	0.70mi
2424 Telegraph Rd Davenport, IA	4.0	2.0	2000	$1,750	$0.88	45d	1	0.81mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	22d	1	0.93mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.94mi
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	15d	1	0.97mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	1.05mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.13mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	1.18mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	1.25mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	1.38mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	15d	1	1.39mi

Listing history 24 events

1. 2026-05-22
   listed $89,900 Active
2. 2026-05-22
   price $89,900
3. 2026-04-28
   soldstatus Closed
4. 2026-03-31
   status Pending
5. 2026-03-04
   price $54,900
6. 2026-02-04
   price $69,900
7. 2026-01-16
   status Active
8. 2026-01-14
   historical
9. 2026-01-08
   status Active
10. 2026-01-06
    historical
11. 2026-01-05
    historical
12. 2025-12-01
    price
13. 2025-11-04
    listed Active
14. 2024-02-27
    historical
15. 2023-02-28
    listed Active
16. 2021-04-15
    soldstatus $85,000
17. 2021-04-07
    soldstatus $85,000
18. 2021-04-07
    soldstatus $85,000
19. 2020-10-23
    listed $89,900
20. 2020-10-23
    listed $89,900
21. 2020-09-04
    soldstatus $42,000
22. 2020-09-04
    soldstatus $42,000
23. 2020-06-23
    listed $44,900
24. 2020-06-23
    listed $44,900

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,584
• − Mortgage interest: −$5,036
• − Property taxes: −$1,612
• − Insurance: −$450
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,615
• Taxable income: $4,218
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,370/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): 9,466
• Household income: $54,380
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 244.0

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% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -59.59%
• Current HPI: 151.2076
• Rent YoY: —
• 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

+100.2% since first listed

24 events — show timeline

• 2026-05-22 Listed $89,900 MRED as Distributed by MLS Grid
• 2026-05-22 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2026-04-28 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-03-31 Pending — MRED as Distributed by MLS Grid
• 2026-03-04 Price Changed $54,900 MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — 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
• 2025-12-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-04 Listed — RMLSA as Distributed by MLS Grid
• 2024-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-28 Listed — RMLSA as Distributed by MLS Grid
• 2021-04-15 Sold (Public Records) $85,000 Public Records
• 2021-04-07 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2021-04-07 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2020-10-23 Listed $89,900 MRED as Distributed by MLS Grid
• 2020-10-23 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2020-09-04 Sold (MLS) $42,000 RMLSA as Distributed by MLS Grid
• 2020-09-04 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2020-06-23 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2020-06-23 Listed $44,900 MRED as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,612 · -15.4% YoY. Source: county tax records.