320 E 14th St · Davenport, IA 52803

$84,900

3 bd · 6.5 ba · 2,332 sqft · Other public records · 89 Days on market

Built 1900 9,583 sqft 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

Listing remarks MLS

4 plex in need if few repairs . Lots of money invested and a little more to go Call for details

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/6.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 11 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: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.78% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 4.7

CMA / ARV

• ARV (median comp): $178,283
• List price: $84,900
• Delta: -52.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.89×
• Total profit: $21,138
• Equity at exit: $12,659

10-year hold

• IRR: 30.5%
• Equity multiple: 3.98×
• Total profit: $70,742
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$445
• Tax from tax record: −$207 /mo · $2,490/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $508

Break-even live

Break-even rent $871

Max offer price $84,900

Occupancy floor 61%

Sensitivity live

Price	-10% $556	-5% $532	+0% $508	+5% $484	+10% $460
Rent	-10% $389	-5% $449	+0% $508	+5% $568	+10% $628
Rate	-1.0pp $551	-0.5pp $530	base $508	+0.5pp $486	+1.0pp $464

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.18mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.44mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.58mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.64mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.65mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.67mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	0.87mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.93mi

Listing history 49 events

1. 2026-06-21
   days on market $84,900 Active 89 DOM
2. 2026-06-18
   days on market $84,900 Active 86 DOM
3. 2026-06-17
   days on market $84,900 Active 85 DOM
4. 2026-06-16
   days on market $84,900 Active 84 DOM
5. 2026-06-15
   days on market $84,900 Active 83 DOM
6. 2026-06-14
   days on market $84,900 Active 81 DOM
7. 2026-06-13
   days on market $84,900 Active 80 DOM
8. 2026-06-10
   days on market $84,900 Active 78 DOM
9. 2026-06-09
   days on market $84,900 Active 77 DOM
10. 2026-06-08
    days on market $84,900 Active 76 DOM
11. 2026-06-07
    days on market $84,900 Active 75 DOM
12. 2026-06-03
    days on market $84,900 Active 71 DOM
13. 2026-06-02
    days on market $84,900 Active 70 DOM
14. 2026-06-01
    days on market $84,900 Active 69 DOM
15. 2026-05-31
    days on market $84,900 Active 68 DOM
16. 2026-05-30
    days on market $84,900 Active 67 DOM
17. 2026-03-24
    listed $84,900 Active 95-char remark

    Show marketing remark (95 chars)

    4 plex in need if few repairs . Lots of money invested and a little more to go Call for details

18. 2026-01-09
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-08-18
    listed Active
23. 2024-06-05
    soldstatus $87,000
24. 2024-06-05
    soldstatus $87,000 Closed
25. 2024-04-29
    status Pending
26. 2024-04-17
    price $89,900
27. 2024-03-04
    price $99,750
28. 2024-02-24
    listed $89,900
29. 2024-02-24
    listed $104,990 Active
30. 2024-02-23
    historical
31. 2024-02-23
    historical
32. 2024-01-21
    listed Active
33. 2024-01-02
    historical
34. 2024-01-01
    historical
35. 2023-12-26
    price
36. 2023-11-18
    price
37. 2023-09-18
    price
38. 2023-09-04
    listed Active
39. 2021-11-19
    soldstatus $115,000
40. 2021-11-08
    soldstatus $115,000
41. 2021-11-05
    soldstatus $115,000
42. 2021-11-05
    soldstatus $115,000
43. 2021-09-19
    listed $119,900
44. 2021-09-19
    listed $119,900
45. 2020-06-04
    soldstatus $70,000
46. 2020-05-22
    soldstatus $70,000
47. 2020-05-22
    soldstatus $70,000
48. 2020-01-15
    listed $79,900
49. 2020-01-15
    listed $79,900

ⓘ 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: $2,490 · $207/mo
• Projected year-2 tax: $2,490 · $207/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: $18,174
• − Mortgage interest: −$4,756
• − Property taxes: −$2,490
• − Insurance: −$424
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,470
• Taxable income: $5,127
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,870/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

+6.3% since first listed

33 events — show timeline

• 2026-03-24 Listed $84,900 MRED as Distributed by MLS Grid
• 2026-01-09 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
• 2025-08-18 Listed — RMLSA as Distributed by MLS Grid
• 2024-06-05 Sold (MLS) $87,000 RMLSA as Distributed by MLS Grid
• 2024-06-05 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2024-04-29 Pending — RMLSA as Distributed by MLS Grid
• 2024-04-17 Price Changed $89,900 RMLSA as Distributed by MLS Grid
• 2024-03-04 Price Changed $99,750 RMLSA as Distributed by MLS Grid
• 2024-02-24 Listed $104,990 RMLSA as Distributed by MLS Grid
• 2024-02-24 Listed $89,900 MRED as Distributed by MLS Grid
• 2024-02-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-01-21 Listed — RMLSA as Distributed by MLS Grid
• 2024-01-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-01-01 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-11-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-09-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-09-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-11-19 Sold (Public Records) $115,000 Public Records
• 2021-11-08 Sold (Public Records) $115,000 Public Records
• 2021-11-05 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2021-11-05 Sold (MLS) $115,000 RMLSA as Distributed by MLS Grid
• 2021-09-19 Listed $119,900 MRED as Distributed by MLS Grid
• 2021-09-19 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2020-06-04 Sold (Public Records) $70,000 Public Records
• 2020-05-22 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2020-05-22 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2020-01-15 Listed $79,900 MRED as Distributed by MLS Grid
• 2020-01-15 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $2,490 · +6.0% YoY. Source: county tax records.