2218 Western Ave · Davenport, IA 52803

$89,900

5 bd · 2.5 ba · 1,682 sqft · Townhouse public records · 133 Days on market

Built 1914 5,760 sqft lot Est $160k · 44% 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 +15.0/15.0
• 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

Home is located in a great neighborhood close to Saint Ambrose University This property is a total rehab. There is no utilities on this property. PROPERTY IS SOLD AS NO REPAIRS TO BE MADE

Key facts

• 5,760 sq ft lot
• Built 1914
• Listed 133 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached single-family home; 2-story house; Property over 100 years old; Built before 1978
• Construction: Wood siding construction
• Exterior features: Level lot; Lot dimensions approximately 48 x 120; Alley access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms total; Master bedroom on second floor; One bedroom on third floor
• Flooring: Hardwood flooring throughout main living areas and bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Separate dining room; Full unfinished basement with egress window

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Adams Elementary School (math 48% / reading 51%, grade D, #514 of 616 statewide, top 85%, 511 students, 54% FRL); Williams Intermediate (math 33% / reading 37%, grade F, #243 of 246 statewide, top 99%, 423 students, 63% FRL); North High School (math 45% / reading 59%, grade D+, #299 of 336 statewide, top 91%, 1,352 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1914 — 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: 1.70% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $159,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 W 14th St	0.57mi	4/1.5 (-1)	1,681 (-0%)	9mo	$73,000	$43	57
1014 W Locust St	0.44mi	4/1.5 (-1)	1,628 (-3%)	14mo	$155,000	$95	53
2519 Brady St	0.51mi	4/1.5 (-1)	1,612 (-4%)	16mo	$189,500	$118	47
2515 Iowa St	0.67mi	4/1.5 (-1)	1,655 (-2%)	14mo	$168,000	$102	46
723 W 17th St	0.40mi	6/1.5 (+1)	1,880 (+12%)	10mo	$133,000	$71	44
812 W 16th St	0.45mi	4/1.5 (-1)	1,502 (-11%)	10mo	$165,000	$110	43
2723 Pershing Ave	0.68mi	4/2.0 (-1)	1,808 (+8%)	7mo	$165,000	$91	43
2617 Fillmore Ln	0.74mi	4/2.0 (-1)	1,768 (+5%)	12mo	$278,000	$157	40
1312 Ripley St	0.63mi	4/2.0 (-1)	1,835 (+9%)	12mo	$160,000	$87	38
1703 Marquette St	0.62mi	5/2.0	1,914 (+14%)	15mo	$175,000	$91	34
508 E Rusholme St	0.70mi	4/1.0 (-1)	1,508 (-10%)	8mo	$129,900	$86	33
2505 Iowa St	0.66mi	4/1.5 (-1)	1,920 (+14%)	8mo	$195,000	$102	30

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: 14.1%
• Equity multiple: 1.58×
• Total profit: $14,569
• Equity at exit: $13,404

10-year hold

• IRR: 24.3%
• Equity multiple: 3.29×
• Total profit: $57,768
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$471
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $417

Break-even live

Break-even rent $997

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $468	-5% $443	+0% $417	+5% $392	+10% $366
Rent	-10% $297	-5% $357	+0% $417	+5% $477	+10% $538
Rate	-1.0pp $462	-0.5pp $440	base $417	+0.5pp $394	+1.0pp $370

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	23d	1	0.47mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.50mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	23d	1	0.58mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	1.34mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	1.45mi

Listing history 11 events

1. 2026-05-22
   status Active
2. 2026-04-30
   status Pending
3. 2026-01-08
   status Active
4. 2026-01-06
   historical
5. 2026-01-05
   historical
6. 2025-11-03
   listed Active
7. 2006-06-05
   soldstatus $116,500
8. 2006-06-02
   soldstatus $116,400
9. 2006-02-17
   listed $125,000
10. 2001-06-06
    soldstatus $89,900
11. 2001-03-26
    listed $89,900

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,345 · $279/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: $18,300
• − Mortgage interest: −$5,036
• − Property taxes: −$3,345
• − Insurance: −$450
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$2,615
• Taxable income: $3,926
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,063/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

+29.6% since first listed

11 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-30 Pending — 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
• 2025-11-03 Listed — RMLSA as Distributed by MLS Grid
• 2006-06-05 Sold (Public Records) $116,500 Public Records
• 2006-06-02 Sold (MLS) $116,400 RMLSA as Distributed by MLS Grid
• 2006-02-17 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2001-06-06 Sold (MLS) $89,900 RMLSA as Distributed by MLS Grid
• 2001-03-26 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,345 · +28.3% YoY. Source: county tax records.