1110 Oneida Ave · Davenport, IA 52803

$54,900

3 bd · 3.0 ba · 1,764 sqft · MultiFamily public records · 2 Days on market

Built 1900 0.40 ac 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
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• 0.4 acre lot
• 3 parking spots
• Built 1900

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Over 100 years old
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation; Approximately 1,764 total building square feet; Total finished/unfinished area about 2,772
• Exterior features: Mature trees on the lot; Lot dimensions approximately 68 x 256

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: 4 bedrooms (Master bedroom on second level; three additional bedrooms on second level)
• Flooring: Hardwood flooring in multiple main and second-level rooms; Carpet in one bedroom; Other flooring in kitchen and one bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating
• Interior features: 8 total rooms; Separate dining room; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 36.3% 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: Mckinley Elementary School (math 51% / reading 60%, grade C, #457 of 616 statewide, top 74%, 413 students, 48% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL).
• 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); 60% 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 42% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $35k; list at $55k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $54,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.15% ✓
• Cap rate: 36.35%
• Cash-on-cash: 107.33%
• DSCR: 5.78
• GRM: 2.0

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: —
• Equity multiple: 6.36×
• Total profit: $82,386
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 14.03×
• Total profit: $200,226
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$288
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,375

Break-even live

Break-even rent $537

Max offer price $54,900

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,278
Total (2 units)			$2,277

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	21d	1	0.12mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	0.43mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	43d	1	0.45mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	43d	1	0.53mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	43d	1	0.64mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	43d	1	0.70mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	43d	1	0.70mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	43d	1	0.70mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	43d	1	0.70mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	0.72mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	43d	1	0.83mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	0.98mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	1.00mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	43d	1	1.12mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	43d	1	1.16mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	1.18mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	1.19mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	1.26mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	43d	1	1.39mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	43d	1	1.39mi

Listing history 7 events

1. 2026-05-26
   listed $54,900 Active
2. 2024-11-13
   soldstatus $35,000 Closed 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

3. 2024-11-13
   soldstatus $35,000 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

4. 2024-10-27
   status Pending 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

5. 2024-09-11
   price $40,000 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

6. 2024-07-25
   listed $45,000 Active 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

7. 2024-07-25
   listed $40,000 396-char remark

   Show marketing remark (396 chars)

   New Listing in Davenport is looking for its next owner.3 bedroom 2 story home with level yard. Property is being sold in AS - IS condition. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 · 15 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: $27,324
• − Mortgage interest: −$3,075
• − Property taxes: −$1,358
• − Insurance: −$274
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$1,597
• Taxable income: $16,647
• Est. tax owed @ 24.0%: −$3,995
• After-tax cash flow: $12,503/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

+22.0% since first listed

7 events — show timeline

• 2026-05-26 Listed $54,900 MRED as Distributed by MLS Grid
• 2024-11-13 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2024-11-13 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2024-10-27 Pending — RMLSA as Distributed by MLS Grid
• 2024-09-11 Price Changed $40,000 RMLSA as Distributed by MLS Grid
• 2024-07-25 Listed $40,000 MRED as Distributed by MLS Grid
• 2024-07-25 Listed $45,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,358 · +2.4% YoY. Source: county tax records.