2024 W 6th St · Davenport, IA 52802

$39,900

8 bd · 16.0 ba · 3,862 sqft · Other public records · 51 Days on market

Built 1900 6,098 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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with massive upside potential! This 4-plex features four 1-bedroom, 1-bath units and is priced for a quick sale. Property does need TLC and updates, but offers incredible potential for the right buyer looking to renovate and build equity. Ideal opportunity for an investor seeking to add value through improvements and generate strong rental income, or for a rehabber looking to reposition and resell. With the demand for rental housing, this property could become a solid income-producing asset once renovated. Bring your vision and turn this property into a profitable investment opportunity! Property being sold AS-IS.

Key facts

• 6,098 sq ft lot
• Built 1900
• Listed 51 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property
• Construction: Brick/mortar foundation
• Exterior features: Corner lot; Lot dimensions approximately 40 x 150

Interior

• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Property is over 100 years old; Built before 1978

What this means for you Summary

Snapshot

• This is a 8-bed/16.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.7% 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.
• Zoned schools: Monroe Elementary School (math 26% / reading 23%, grade F, #613 of 616 statewide, top 100%, 381 students, 68% FRL); Frank L Smart Intermediate (math 27% / reading 30%, grade F, #246 of 246 statewide, top 100%, 313 students, 71% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL).
• Zoned-school proficiency averages 33% at this address vs 46% district-wide (-14 pts) — the specific schools serving this property underperform the Davenport Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: 67 active listings in the ZIP; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/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 $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 19y ago; this cycle's ask has dropped $155k (80%) 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.09% ✓
• Cap rate: 36.74%
• Cash-on-cash: 108.73%
• DSCR: 5.84
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.19×
• Total profit: $58,033
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 12.96×
• Total profit: $133,656
• Equity at exit: $3,450

Cash invested: $11,172 (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 52802

• Home prices YoY: -28.3%
• Active inventory: 67
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,012

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,040	-5% $1,026	+0% $1,012	+5% $999	+10% $985
Rent	-10% $884	-5% $948	+0% $1,012	+5% $1,077	+10% $1,141
Rate	-1.0pp $1,032	-0.5pp $1,022	base $1,012	+0.5pp $1,002	+1.0pp $991

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-21
   days on market $39,900 Active 51 DOM
2. 2026-06-18
   days on market $39,900 Active 48 DOM
3. 2026-06-17
   days on market $39,900 Active 47 DOM
4. 2026-06-16
   days on market $39,900 Active 46 DOM
5. 2026-06-15
   days on market $39,900 Active 45 DOM
6. 2026-06-14
   days on market $39,900 Active 43 DOM
7. 2026-06-13
   days on market $39,900 Active 42 DOM
8. 2026-06-10
   remarks 650-char remark
9. 2026-06-10
   pricestatusdays on marketlisting id $39,900 Active 40 DOM
10. 2026-05-22
    status Active
11. 2026-02-11
    historical
12. 2026-01-14
    status Active
13. 2026-01-14
    historical
14. 2026-01-08
    status Active
15. 2026-01-05
    historical
16. 2026-01-02
    status Active
17. 2026-01-02
    historical
18. 2025-09-15
    status Active
19. 2025-09-15
    historical
20. 2025-09-03
    historical Under Contract
21. 2025-06-03
    status Active
22. 2025-05-19
    status Pending
23. 2025-05-07
    status Active
24. 2025-04-15
    status Pending
25. 2025-02-12
    listed Active
26. 2024-11-09
    historical
27. 2024-11-08
    historical
28. 2024-07-24
    price
29. 2024-05-08
    listed Active
30. 2023-10-26
    historical
31. 2023-10-26
    historical
32. 2023-06-15
    listed Active
33. 2018-05-14
    soldstatus $140,000
34. 2018-05-14
    soldstatus $195,000
35. 2018-05-07
    soldstatus $195,000
36. 2018-05-07
    soldstatus $195,000
37. 2018-04-24
    listed $195,000
38. 2018-04-24
    listed $195,000
39. 2016-02-22
    soldstatus $141,000
40. 2012-08-14
    soldstatus $86,500
41. 2012-08-14
    soldstatus $86,500
42. 2012-08-14
    soldstatus $86,500
43. 2012-05-23
    listed $105,000
44. 2012-05-23
    listed $105,000
45. 2007-05-14
    soldstatus $22,000
46. 2007-05-14
    soldstatus $22,000
47. 2007-02-16
    listed $29,900
48. 2007-02-16
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $19,565
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$1,161
• Taxable income: $12,241
• Est. tax owed @ 24.0%: −$2,938
• After-tax cash flow: $9,210/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): 9,466
• Household income: $54,380
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 244.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -59.59%
• Current HPI: 151.2076
• Rent YoY: —
• 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

+552.2% since first listed

39 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-11 Listing Removed — MRED as Distributed by MLS Grid
• 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
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Relisted — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-15 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-03 Contingent — RMLSA as Distributed by MLS Grid
• 2025-06-03 Relisted — RMLSA as Distributed by MLS Grid
• 2025-05-19 Pending — RMLSA as Distributed by MLS Grid
• 2025-05-07 Relisted — RMLSA as Distributed by MLS Grid
• 2025-04-15 Pending — RMLSA as Distributed by MLS Grid
• 2025-02-12 Listed — RMLSA as Distributed by MLS Grid
• 2024-11-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-08 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-05-08 Listed — RMLSA as Distributed by MLS Grid
• 2023-10-26 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-10-26 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-15 Listed — RMLSA as Distributed by MLS Grid
• 2018-05-14 Sold (Public Records) $195,000 Public Records
• 2018-05-14 Sold (Public Records) $140,000 Public Records
• 2018-05-07 Sold (MLS) $195,000 MRED as Distributed by MLS Grid
• 2018-05-07 Sold (MLS) $195,000 RMLSA as Distributed by MLS Grid
• 2018-04-24 Listed $195,000 MRED as Distributed by MLS Grid
• 2018-04-24 Listed $195,000 RMLSA as Distributed by MLS Grid
• 2016-02-22 Sold (Public Records) $141,000 Public Records
• 2012-08-14 Sold (Public Records) $86,500 Public Records
• 2012-08-14 Sold (MLS) $86,500 MRED as Distributed by MLS Grid
• 2012-08-14 Sold (MLS) $86,500 RMLSA as Distributed by MLS Grid
• 2012-05-23 Listed $105,000 MRED as Distributed by MLS Grid
• 2012-05-23 Listed $105,000 RMLSA as Distributed by MLS Grid
• 2007-05-14 Sold (MLS) $22,000 MRED as Distributed by MLS Grid
• 2007-05-14 Sold (MLS) $22,000 RMLSA as Distributed by MLS Grid
• 2007-02-16 Listed $29,900 MRED as Distributed by MLS Grid
• 2007-02-16 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $5,191 · +8.5% YoY. Source: county tax records.