131 S Lincoln Ave · Davenport, IA 52802

$90,000

4 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 105 Days on market

Built 1900 3,920 sqft lot $62/sqft · 34% below area Est $137k · 34% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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 MLS

Attn Investors!! Tenant occupied rental property. Tenant pays $1,050/mo. Tenants pay all utilities and do their own lawncare and snow removal. Current lease goes through 10/31/26. 48hr notice required to show. Listing Agent is licensed in IA & IL and is manager of 2MK Investment Group IA LLC

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 105 days

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$136,769) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 68 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 + 3.0% 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 105 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 $30k; list at $90k implies a 200% 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $136,769
• List price: $90,000
• Delta: -34.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2243 W 4th St	0.28mi	3/1.5 (-1)	1,408 (-4%)	0mo	$22,500	$16	74
123 N Thornwood Ave	0.22mi	3/1.0 (-1)	1,427 (-2%)	20mo	$150,000	$105	64
121 Wellman Ave	0.38mi	3/2.0 (-1)	1,536 (+5%)	2mo	$145,000	$94	63
125 S Birchwood Ave	0.30mi	3/2.0 (-1)	1,584 (+8%)	2mo	$148,000	$93	62
926 Cimarron Dr Dr	0.66mi	3/1.5 (-1)	1,478 (+1%)	5mo	$167,500	$113	56
2614 Mckinley Ave	0.40mi	4/2.0	1,280 (-12%)	2mo	$106,500	$83	55
2006 Claussen St	0.25mi	3/1.5 (-1)	1,253 (-14%)	5mo	$125,000	$100	53
2628 Westwood Pl	0.52mi	3/1.5 (-1)	1,358 (-7%)	7mo	$192,500	$142	51
520 S Clark St	0.54mi	3/1.5 (-1)	1,250 (-15%)	4mo	$94,900	$76	40
3103 Fairview St	0.68mi	3/1.0 (-1)	1,258 (-14%)	0mo	$135,000	$107	40
955 N Thornwood Ave	0.72mi	3/2.0 (-1)	1,540 (+5%)	19mo	$183,000	$119	33
508 Concord St	0.68mi	3/2.0 (-1)	1,605 (+10%)	16mo	$119,000	$74	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $12,901
• Equity at exit: $13,419

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $46,692
• Equity at exit: $7,782

Cash invested: $25,200 (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: 68
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$472
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $431

Break-even live

Break-even rent $795

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $482	-5% $457	+0% $431	+5% $406	+10% $380
Rent	-10% $325	-5% $378	+0% $431	+5% $484	+10% $537
Rate	-1.0pp $476	-0.5pp $454	base $431	+0.5pp $408	+1.0pp $384

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	14d	1	0.22mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	44d	1	0.33mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	14d	1	0.81mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	44d	1	0.99mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	14d	1	1.19mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	44d	1	1.41mi

Listing history 34 events

1. 2026-06-18
   days on market $90,000 Active 105 DOM
2. 2026-06-17
   days on market $90,000 Active 104 DOM
3. 2026-06-16
   days on market $90,000 Active 103 DOM
4. 2026-06-15
   days on market $90,000 Active 102 DOM
5. 2026-06-14
   days on market $90,000 Active 100 DOM
6. 2026-06-13
   days on market $90,000 Active 99 DOM
7. 2026-06-10
   days on market $90,000 Active 97 DOM
8. 2026-06-09
   days on market $90,000 Active 96 DOM
9. 2026-06-08
   days on market $90,000 Active 95 DOM
10. 2026-06-07
    days on market $90,000 Active 94 DOM
11. 2026-06-03
    days on market $90,000 Active 90 DOM
12. 2026-06-02
    days on market $90,000 Active 89 DOM
13. 2026-06-01
    days on market $90,000 Active 88 DOM
14. 2026-05-31
    days on market $90,000 Active 87 DOM
15. 2026-05-30
    days on market $90,000 Active 86 DOM
16. 2026-03-05
    listed $90,000 Active 296-char remark

    Show marketing remark (296 chars)

    Attn Investors!! Tenant occupied rental property. Tenant pays $1,050/mo. Tenants pay all utilities and do their own lawncare and snow removal. Current lease goes through 10/31/26. 48hr notice required to show. Listing Agent is licensed in IA & IL and is manager of 2MK Investment Group IA LLC

17. 2026-02-28
    historical
18. 2026-01-16
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-10-23
    listed Active
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2017-12-29
    soldstatus $30,000
27. 2005-12-06
    soldstatus $74,000
28. 2005-11-30
    soldstatus $74,500
29. 2005-08-19
    listed $74,500
30. 2005-04-16
    historical
31. 2002-05-28
    soldstatus $56,100
32. 2002-03-25
    listed $54,900
33. 2001-10-17
    soldstatus $11,900
34. 2001-04-25
    listed $14,900

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $16,093
• − Mortgage interest: −$5,041
• − Property taxes: −$1,426
• − Insurance: −$450
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,618
• Taxable income: $3,983
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $4,218/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

+504.0% since first listed

19 events — show timeline

• 2026-03-05 Listed $90,000 MRED as Distributed by MLS Grid
• 2026-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 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
• 2025-10-23 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
• 2017-12-29 Sold (Public Records) $30,000 Public Records
• 2005-12-06 Sold (Public Records) $74,000 Public Records
• 2005-11-30 Sold (MLS) $74,500 RMLSA as Distributed by MLS Grid
• 2005-08-19 Listed $74,500 RMLSA as Distributed by MLS Grid
• 2005-04-16 Listing Removed — MRED as Distributed by MLS Grid
• 2002-05-28 Sold (MLS) $56,100 RMLSA as Distributed by MLS Grid
• 2002-03-25 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2001-10-17 Sold (MLS) $11,900 RMLSA as Distributed by MLS Grid
• 2001-04-25 Listed $14,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $1,426 · +2.4% YoY. Source: county tax records.