616 E 6th St · Davenport, IA 52803

$74,900

4 bd · 1.0 ba · 1,578 sqft · SingleFamily public records · 26 Days on market

Built 1900 10,560 sqft lot Est $87k · 14% under ↓ 38% since listing

---

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 +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quality updated and renovated single family home in Davenport, Iowa. This 4 bedroom, 1 bath home features a spacious kitchen, large living room, main level bedroom, and three upper level bedrooms. With many updates in recent years, this homes can build some great equity for a buyer willing to knock out some repairs here and there. Outside, the home sits atop a wonderful outlook hill, offers a level side/back yard, and a massive 2 car garage. Schedule your showing today!

Key facts

• Level side yard
• Main level bedroom
• Spacious kitchen

Tags

• UPDATED AND RENOVATED
• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• MAIN LEVEL BEDROOM
• LEVEL SIDE YARD
• LEVEL BACK YARD

Property features AI

Exterior

• Parking: Detached garage with alley access (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Over 100 years old; Built before 1978
• Construction: Masonite and frame construction; Stone foundation
• Exterior features: Sloped, wooded lot; Lot dimensions approximately 80 x 132

Interior

• Kitchen: Microwave; Range
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full unfinished basement with egress window; Fenced yard
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 160 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% of the median local income ($65k/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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.96%
• DSCR: 2.82
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $86,790
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E 6th St	0.00mi	4/1.0	1,578 (0%)	4mo	$67,000	$42	97
603 Leclaire St	0.11mi	3/1.0 (-1)	1,616 (+2%)	6mo	$83,000	$51	81
715 Iowa St	0.20mi	3/2.0 (-1)	1,710 (+8%)	1mo	$94,000	$55	67
1108 Arlington Ave	0.38mi	3/1.0 (-1)	1,668 (+6%)	2mo	$99,999	$60	66
1220 College Ave	0.66mi	3/1.0 (-1)	1,530 (-3%)	0mo	$110,000	$72	59
420 Kirkwood Blvd Blvd	0.72mi	3/1.5 (-1)	1,582 (+0%)	4mo	$64,000	$40	55
1110 Oneida Ave	0.49mi	4/2.0	1,764 (+12%)	0mo	$45,000	$26	53
1222 Pershing Ave	0.53mi	4/1.5	1,800 (+14%)	3mo	$90,000	$50	47
1032 Bridge Ave	0.52mi	5/2.0 (+1)	1,774 (+12%)	1mo	$187,000	$105	45
1030 Oneida Ave	0.46mi	4/2.0	1,386 (-12%)	12mo	$200,000	$144	44
1104 Oneida Ave	0.49mi	3/1.0 (-1)	1,361 (-14%)	22mo	$130,750	$96	31

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: 39.5%
• Equity multiple: 2.73×
• Total profit: $36,303
• Equity at exit: $11,168

10-year hold

• IRR: 46.7%
• Equity multiple: 5.88×
• Total profit: $102,378
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$393
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $716

Break-even live

Break-even rent $809

Max offer price $74,900

Occupancy floor 53%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.01mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	0.14mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.27mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	0.27mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	0.27mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	0.41mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	13d	2	0.44mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	0.52mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.61mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.76mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.92mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	1.00mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	1.01mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	1.04mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	1.05mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	1.07mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	21d	1	1.13mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	1.19mi

Listing history 19 events

1. 2026-05-22
   listed $74,900 Active
2. 2026-04-28
   listed $1,712
3. 2026-03-03
   historical
4. 2026-02-27
   soldstatus Closed
5. 2026-02-26
   soldstatus $67,000
6. 2026-01-30
   status Pending
7. 2026-01-30
   status Active
8. 2026-01-16
   status Active
9. 2026-01-14
   historical
10. 2026-01-08
    status Active
11. 2026-01-05
    historical
12. 2025-12-31
    historical
13. 2025-10-11
    price
14. 2025-10-11
    status Active
15. 2025-10-11
    historical
16. 2025-10-01
    historical
17. 2025-05-27
    price
18. 2025-03-31
    listed Active
19. 2019-03-01
    soldstatus $120,000

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $2,580 · $215/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 ≥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: $20,578
• − Mortgage interest: −$4,196
• − Property taxes: −$2,580
• − Insurance: −$374
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,179
• Taxable income: $7,957
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,680/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

-37.6% since first listed

19 events — show timeline

• 2026-05-22 Listed $74,900 MRED as Distributed by MLS Grid
• 2026-04-28 Listed for Rent $1,712 MRED
• 2026-03-03 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-27 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-02-26 Sold (Public Records) $67,000 Public Records
• 2026-01-30 Pending — MRED as Distributed by MLS Grid
• 2026-01-30 Relisted — 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
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-11 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-31 Listed — RMLSA as Distributed by MLS Grid
• 2019-03-01 Sold (Public Records) $120,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,580 · -10.6% YoY. Source: county tax records.