2214 Grand Ave · Davenport, IA 52803

$134,900

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 56 Days on market

Built 1894 4,950 sqft lot Est $170k · 20% under ↓ 7% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large 2 story with oversized living room that could easily have an informal dining area. Full bath off the foyer and kitchen. 3 bedrooms upstairs, main bedroom has a 1/2 bath, bedroom 3 houses the staircase to the unfinished walk up attic. The couch, washer and dryer in the finished basement with newer electric fireplace stay. Furnace, AC and water heater new in 2017. Roof 2016. 4 ft deep pool with new pool pump stays along with the removeable deck.

Key facts

• Full bath off foyer
• New pool pump
• Finished basement

Tags

• OVERSIZED LIVING ROOM
• FULL BATH OFF FOYER
• UNFINISHED WALK UP ATTIC
• FINISHED BASEMENT
• NEWER ELECTRIC FIREPLACE
• NEW POOL PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.4% below list).
• Recommended offer: $118k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,191 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $169,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2214 Grand Ave	0.00mi	3/1.5	1,338 (+0%)	1mo	$136,000	$102	97
402 E Pleasant St	0.30mi	4/1.0 (+1)	1,300 (-3%)	1mo	$140,000	$108	76
2409 Farnam St	0.18mi	2/2.0 (-1)	1,254 (-6%)	1mo	$159,000	$127	72
2808 Farnam St	0.44mi	3/2.5	1,377 (+3%)	2mo	$181,000	$131	67
2528 Farnam St	0.27mi	4/1.0 (+1)	1,496 (+12%)	1mo	$100,000	$67	62
119 E Hayes St	0.52mi	3/1.0	1,232 (-8%)	1mo	$187,000	$152	62
1102 Kirkwood Blvd	0.49mi	3/2.0	1,428 (+7%)	0mo	$129,000	$90	61
3001 Davenport Ave	0.61mi	3/2.0	1,296 (-3%)	1mo	$189,000	$146	61
2627 Fair Ave	0.50mi	3/1.5	1,447 (+8%)	0mo	$168,000	$116	60
637 E Columbia Ave	0.31mi	3/1.0	1,144 (-14%)	2mo	$174,500	$153	60
2707 Iowa St	0.41mi	3/2.0	1,159 (-13%)	2mo	$199,900	$172	53
209 E 13th St	0.75mi	3/1.0	1,144 (-14%)	2mo	$45,000	$39	39

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: -15.8%
• Equity multiple: 0.43×
• Total profit: $-21,528
• Equity at exit: $20,114

10-year hold

• IRR: -4.8%
• Equity multiple: 0.67×
• Total profit: $-12,631
• Equity at exit: $11,664

Cash invested: $37,772 (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: 160
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$707
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-25

Break-even live

Break-even rent $1,214

Max offer price $130,467

Occupancy floor 97%

Sensitivity live

Price	-10% $51	-5% $13	+0% $-25	+5% $-63	+10% $-101
Rent	-10% $-118	-5% $-72	+0% $-25	+5% $22	+10% $68
Rate	-1.0pp $43	-0.5pp $9	base $-25	+0.5pp $-60	+1.0pp $-96

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	21d	1	0.10mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	44d	1	0.28mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	44d	1	0.28mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	21d	1	0.44mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	44d	1	0.47mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	44d	1	0.49mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	44d	1	0.51mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	44d	1	0.59mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	14d	1	0.63mi
2925 Dubuque St Unit 5N Davenport, IA	2.0	2.0	895	$825	$0.92	14d	1	0.64mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	21d	1	0.69mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	21d	1	0.73mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.74mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.76mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.77mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	44d	1	0.78mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	14d	1	0.81mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.82mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	0.95mi
102 W 35th St Unit 104E_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	21d	1	1.01mi
102 W 35th St Unit 128E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	21d	1	1.01mi
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	44d	1	1.01mi
102 W 35th St Unit 119W_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	44d	1	1.01mi
102 W 35th St Unit 130E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	14d	1	1.01mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	1.02mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	1.04mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	1.07mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	1.09mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	14d	4	1.14mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	1.15mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	1.16mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	21d	1	1.17mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	44d	1	1.22mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	44d	1	1.22mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	44d	1	1.22mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	44d	1	1.22mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	44d	1	1.22mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	44d	1	1.22mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	44d	1	1.22mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	44d	1	1.22mi

Listing history 7 events

1. 2026-03-25
   status Pending
2. 2026-03-20
   price $134,900
3. 2026-03-11
   price $137,000
4. 2026-02-16
   price $139,900
5. 2026-01-28
   listed $145,000 Active
6. 2021-08-06
   historical
7. 2001-12-19
   historical

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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: $14,183
• − Mortgage interest: −$7,556
• − Property taxes: −$2,342
• − Insurance: −$674
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,924
• Taxable loss: −$2,584
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $319/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

-7.0% since first listed

7 events — show timeline

• 2026-03-25 Pending — MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $134,900 MRED as Distributed by MLS Grid
• 2026-03-11 Price Changed $137,000 MRED as Distributed by MLS Grid
• 2026-02-16 Price Changed $139,900 MRED as Distributed by MLS Grid
• 2026-01-28 Listed $145,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2001-12-19 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $2,342 · +2.4% YoY. Source: county tax records.