818 Charlotte St · Davenport, IA 52803

$112,900

4 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 134 Days on market

Built 1900 4,000 sqft lot $85/sqft · 12% below area Est $129k · 12% 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 +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

All you have to do is move in! This 4 bed 2 full bath is just waiting for a new home owner! Updates to roof and siding have been done in the last few years! More recent updates include new carpet through the home and luxury vinyl plank in the kitchen and bathroom. All appliances stay! View home today ASAP!

Key facts

• 4,000 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• 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 fast (+4.6%/yr); 160 active listings in the ZIP; 20 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 31% 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 $781 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $99,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 1.49% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (median comp): $128,853
• List price: $112,900
• Delta: -12.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Charlotte St	0.00mi	4/2.0	1,330 (+0%)	0mo	$95,000	$71	100
730 E 14th St St	0.54mi	4/2.0	1,325 (-0%)	4mo	$72,000	$54	71
1030 Oneida Ave	0.33mi	4/2.0	1,386 (+4%)	12mo	$200,000	$144	67
1104 Oneida Ave	0.36mi	3/1.0 (-1)	1,361 (+2%)	22mo	$130,750	$96	51
1102 Kirkwood Blvd	0.70mi	3/2.0 (-1)	1,428 (+8%)	0mo	$129,000	$90	49
209 E 13th St	0.67mi	3/1.0 (-1)	1,144 (-14%)	2mo	$45,000	$39	35

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: 13.1%
• Equity multiple: 1.53×
• Total profit: $16,886
• Equity at exit: $16,834

10-year hold

• IRR: 23.2%
• Equity multiple: 3.16×
• Total profit: $68,135
• Equity at exit: $9,762

Cash invested: $31,612 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$592
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $509

Break-even live

Break-even rent $1,043

Max offer price $112,900

Occupancy floor 65%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	20d	1	0.09mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	43d	1	0.20mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	43d	1	0.47mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	43d	1	0.47mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	0.47mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	43d	1	0.61mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	13d	2	0.64mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	0.70mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	43d	1	0.75mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	43d	1	0.86mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	43d	1	0.90mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	20d	1	0.95mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	20d	1	1.07mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	20d	1	1.16mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	20d	1	1.19mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	1.22mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	43d	1	1.22mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	20d	1	1.26mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	43d	1	1.38mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	43d	1	1.45mi

Listing history 24 events

1. 2026-05-15
   status Pending 307-char remark

   Show marketing remark (307 chars)

   All you have to do is move in! This 4 bed 2 full bath is just waiting for a new home owner! Updates to roof and siding have been done in the last few years! More recent updates include new carpet through the home and luxury vinyl plank in the kitchen and bathroom. All appliances stay! View home today ASAP!

2. 2026-04-21
   price $112,900 307-char remark

   Show marketing remark (307 chars)

   All you have to do is move in! This 4 bed 2 full bath is just waiting for a new home owner! Updates to roof and siding have been done in the last few years! More recent updates include new carpet through the home and luxury vinyl plank in the kitchen and bathroom. All appliances stay! View home today ASAP!

3. 2026-02-12
   price $118,800 307-char remark

   Show marketing remark (307 chars)

   All you have to do is move in! This 4 bed 2 full bath is just waiting for a new home owner! Updates to roof and siding have been done in the last few years! More recent updates include new carpet through the home and luxury vinyl plank in the kitchen and bathroom. All appliances stay! View home today ASAP!

4. 2026-01-16
   historical
5. 2026-01-14
   historical
6. 2026-01-05
   historical
7. 2026-01-01
   listed $125,750 Active 307-char remark

   Show marketing remark (307 chars)

   All you have to do is move in! This 4 bed 2 full bath is just waiting for a new home owner! Updates to roof and siding have been done in the last few years! More recent updates include new carpet through the home and luxury vinyl plank in the kitchen and bathroom. All appliances stay! View home today ASAP!

8. 2025-12-29
   historical $1,800
9. 2025-12-19
   status Temporarily No Showings
10. 2025-12-17
    historical
11. 2025-12-17
    historical
12. 2025-11-27
    listed $1,800
13. 2025-09-22
    price
14. 2025-09-15
    price
15. 2025-09-04
    listed Active
16. 2018-04-10
    soldstatus $100,000
17. 2018-04-05
    soldstatus $100,000
18. 2018-04-05
    soldstatus $100,000
19. 2018-03-29
    listed $100,000
20. 2018-03-29
    listed $100,000
21. 2017-08-22
    soldstatus $8,000
22. 2017-08-22
    soldstatus $8,000
23. 2017-07-07
    listed $10,000
24. 2017-07-07
    listed $10,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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: $20,250
• − Mortgage interest: −$6,324
• − Property taxes: −$2,220
• − Insurance: −$564
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,284
• Taxable income: $4,617
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $5,000/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

+1029.0% since first listed

24 events — show timeline

• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $112,900 MRED as Distributed by MLS Grid
• 2026-02-12 Price Changed $118,800 MRED as Distributed by MLS Grid
• 2026-01-16 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Listed $125,750 MRED as Distributed by MLS Grid
• 2025-12-29 Rental Removed $1,800 TURBOTENANT
• 2025-12-19 Relisted — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-27 Listed for Rent $1,800 TURBOTENANT
• 2025-09-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-04 Listed — RMLSA as Distributed by MLS Grid
• 2018-04-10 Sold (Public Records) $100,000 Public Records
• 2018-04-05 Sold (MLS) $100,000 RMLSA as Distributed by MLS Grid
• 2018-04-05 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2018-03-29 Listed $100,000 RMLSA as Distributed by MLS Grid
• 2018-03-29 Listed $100,000 MRED as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $8,000 MRED as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $8,000 RMLSA as Distributed by MLS Grid
• 2017-07-07 Listed $10,000 MRED as Distributed by MLS Grid
• 2017-07-07 Listed $10,000 RMLSA as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $2,220 · +25.6% YoY. Source: county tax records.