618 Douglas Ct · Davenport, IA 52803

$119,900

4 bd · 2.5 ba · 2,237 sqft · MultiFamily public records · 13 Days on market

Built 1900

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Check out this Duplex located in central Davenport minutes from Mercy One Hospital, The Hilltop District, and Downtown Davenport. Unit #1 is located downstairs is occupied with a a one year lease until October 2026. Unit#1 has 2 Bedrooms, 1bath , and laundry hook ups in the unit. Rent on unit #1 is $800 a month. This duplex is perfect for an owner occupied purchase since unit #2 is currently vacant and located upstairs with 2 bedroom's and 1 bath, with rents of $725. Tenant responsible for all utilities (gas, electric, water/sewer, trash). This duplex is located on a small dead end street and off-street parking available, so you'll never have to worry about finding a spot!

Key facts

• The hilltop district
• Downtown davenport
• 4 parking spots

Tags

• THE HILLTOP DISTRICT
• DOWNTOWN DAVENPORT
• OFF-STREET PARKING AVAILABLE
• SMALL DEAD END STREET

Property features AI

Finance

• Other: Not rebuilt since original construction; Parcel number F000335; Possession at closing
• Financial info: Reported gross income: $14,769; Insurance expense: $900

Exterior

• Parking: Detached parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Over 100 years old; Built before 1978; Fee simple ownership
• Construction: Aluminum siding
• Exterior features: Level lot; Irrregular lot dimensions (approx. 50 x 153 and 6 x 180)

Interior

• Bedrooms: Up to 4 bedrooms possible
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 9 total rooms; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.3% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 38% 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 $829 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 + 4.6% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 21y ago; this cycle's ask is 14888% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; list at $120k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.64%
• DSCR: 2.27
• GRM: 4.8

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: 22.4%
• Equity multiple: 1.94×
• Total profit: $31,445
• Equity at exit: $17,877

10-year hold

• IRR: 31.4%
• Equity multiple: 4.06×
• Total profit: $102,869
• Equity at exit: $10,367

Cash invested: $33,572 (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: 165
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$629
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $746

Break-even live

Break-even rent $1,125

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $813	-5% $780	+0% $746	+5% $712	+10% $678
Rent	-10% $582	-5% $664	+0% $746	+5% $827	+10% $909
Rate	-1.0pp $806	-0.5pp $776	base $746	+0.5pp $715	+1.0pp $683

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,070
Total (2 units)			$2,069

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.47mi
309 E 11th St Davenport, IA	5.0	2.0	2925	$1,495	$0.51	22d	1	0.49mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.65mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.71mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.75mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.82mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.86mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.87mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.89mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.91mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	1.13mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	1.16mi
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	44d	1	1.31mi

Listing history 45 events

1. 2026-06-21
   days on market $119,900 Active 13 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-14
   days on market $119,900 Active 5 DOM
7. 2026-06-13
   days on market $119,900 Active 4 DOM
8. 2026-06-10
   pricestatusdays on marketlisting id $119,900 Active 2 DOM
9. 2026-05-22
   status Active
10. 2026-04-09
    historical $750
11. 2026-03-31
    historical
12. 2026-02-05
    price $119,900
13. 2026-02-04
    price $750
14. 2026-01-14
    status Active
15. 2026-01-14
    historical
16. 2026-01-08
    status Active
17. 2026-01-06
    historical
18. 2026-01-05
    historical
19. 2025-12-30
    price $124,900
20. 2025-12-30
    price $129,900
21. 2025-12-27
    price $124,900
22. 2025-10-21
    listed $800
23. 2025-10-15
    listed Active
24. 2025-10-06
    historical
25. 2025-10-05
    historical
26. 2025-05-08
    listed Active
27. 2024-03-14
    historical $750
28. 2023-12-14
    listed $750
29. 2023-12-09
    historical $750
30. 2023-11-23
    listed $750
31. 2022-12-01
    soldstatus $63,500 Closed
32. 2022-12-01
    soldstatus $63,500
33. 2022-11-14
    historical Under Contract
34. 2022-10-21
    listed $80,000 Active
35. 2022-10-21
    listed $80,000
36. 2022-09-08
    historical
37. 2022-09-07
    historical
38. 2022-08-15
    price
39. 2022-07-08
    listed Active
40. 2021-08-06
    historical
41. 2021-08-06
    historical
42. 2018-08-02
    soldstatus $230,000
43. 2005-12-14
    soldstatus $51,000
44. 2005-12-07
    soldstatus $51,000
45. 2005-08-16
    listed $51,900

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: +$13/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $24,828
• − Mortgage interest: −$6,716
• − Property taxes: −$1,856
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$3,488
• Taxable income: $7,529
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $7,140/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

+131.0% since first listed

37 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-09 Rental Removed $750 SHOWMOJO
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $750 SHOWMOJO
• 2026-01-14 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
• 2025-12-30 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2025-12-30 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2025-12-27 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2025-10-21 Listed for Rent $800 SHOWMOJO
• 2025-10-15 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-08 Listed — RMLSA as Distributed by MLS Grid
• 2024-03-14 Rental Removed $750 APPFOLIO
• 2023-12-14 Listed for Rent $750 APPFOLIO
• 2023-12-09 Rental Removed $750 APPFOLIO
• 2023-11-23 Listed for Rent $750 APPFOLIO
• 2022-12-01 Sold (MLS) $63,500 MRED as Distributed by MLS Grid
• 2022-12-01 Sold (MLS) $63,500 RMLSA as Distributed by MLS Grid
• 2022-11-14 Contingent — RMLSA as Distributed by MLS Grid
• 2022-10-21 Listed $80,000 MRED as Distributed by MLS Grid
• 2022-10-21 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2022-09-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-07-08 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-08-02 Sold (Public Records) $230,000 Public Records
• 2005-12-14 Sold (Public Records) $51,000 Public Records
• 2005-12-07 Sold (MLS) $51,000 RMLSA as Distributed by MLS Grid
• 2005-08-16 Listed $51,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,856 · +10.2% YoY. Source: county tax records.