223 S Lincoln Ave · Davenport, IA 52802

$152,000

16 bd · 16.0 ba · 3,456 sqft · Other public records · 116 Days on market

Built 1940 Est $124k · 23% over

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Why this score? — see what drove the F 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 +8.7/30.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

Key facts

• Eat in kitchen
• Living room
• Full bath

Tags

• DESIGNATED PARKING SPOT
• EAT IN KITCHEN
• FULL BATH
• LIVING ROOM
• STORAGE UNIT
• WASHER DRYER HOOK UPS

What this means for you Summary

Snapshot

• This is a 16-bed/16.0-bath other listed at $152k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (12.1% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.1% below list) — sets the bar for cash-flow.

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: Hayes Elementary School (math 41% / reading 46%, grade F, #560 of 616 statewide, top 91%, 339 students, 60% 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).
• 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 $1k of loan paydown is wiped out by about $5k 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 116 days — a 9% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $93k; list at $152k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,538 (12.1% 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 116 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 7.8

CMA / ARV

• ARV (median comp): $123,538
• List price: $152,000
• Delta: 23.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-32,575
• Equity at exit: $22,664

10-year hold

• IRR: -15.7%
• Equity multiple: 0.11×
• Total profit: $-37,903
• Equity at exit: $13,142

Cash invested: $42,560 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$556 /mo · $6,677/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-129

Break-even live

Break-even rent $1,793

Max offer price $133,538

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-86	+0% $-129	+5% $-172	+10% $-215
Rent	-10% $-257	-5% $-193	+0% $-129	+5% $-64	+10% $0
Rate	-1.0pp $-52	-0.5pp $-90	base $-129	+0.5pp $-168	+1.0pp $-208

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $152,000 Active 116 DOM
2. 2026-06-18
   days on market $152,000 Active 113 DOM
3. 2026-06-17
   days on market $152,000 Active 112 DOM
4. 2026-06-16
   days on market $152,000 Active 111 DOM
5. 2026-06-15
   days on market $152,000 Active 110 DOM
6. 2026-06-14
   days on market $152,000 Active 108 DOM
7. 2026-06-13
   days on market $152,000 Active 107 DOM
8. 2026-06-10
   days on market $152,000 Active 105 DOM
9. 2026-06-09
   days on market $152,000 Active 104 DOM
10. 2026-06-08
    days on market $152,000 Active 103 DOM
11. 2026-06-07
    days on market $152,000 Active 102 DOM
12. 2026-06-03
    days on market $152,000 Active 98 DOM
13. 2026-06-02
    days on market $152,000 Active 97 DOM
14. 2026-06-01
    days on market $152,000 Active 96 DOM
15. 2026-05-31
    days on market $152,000 Active 95 DOM
16. 2026-05-30
    days on market $152,000 Active 94 DOM
17. 2026-03-17
    status Active 327-char remark

    Show marketing remark (327 chars)

    Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

18. 2026-01-28
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

19. 2026-01-28
    status Active 327-char remark

    Show marketing remark (327 chars)

    Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

20. 2026-01-28
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

21. 2026-01-06
    historical
22. 2026-01-05
    listed $152,000 Active 327-char remark

    Show marketing remark (327 chars)

    Great rental opportunity in Davenport. Each unit has a designated parking spot on the attached parcel included (J0024-48). All four units offer an eat in kitchen, full bath, bedroom, living room and an 8x14 storage unit in the basement. The basement has washer/dryer hook-ups. The roof and boiler were replaced around 2021.

23. 2025-12-27
    historical
24. 2025-10-22
    price
25. 2024-12-27
    listed Active
26. 2014-09-09
    soldstatus $93,000
27. 2014-09-04
    soldstatus $93,000
28. 2014-09-04
    soldstatus $93,000
29. 2014-09-04
    soldstatus $93,000
30. 2014-06-06
    listed $104,750
31. 2014-06-06
    listed $104,750
32. 2014-06-06
    listed $104,750

ⓘ 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: $6,677 · $556/mo
• Projected year-2 tax: $6,677 · $556/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $19,567
• − Mortgage interest: −$8,514
• − Property taxes: −$6,677
• − Insurance: −$760
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,422
• Taxable loss: −$3,937
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $-599/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

+45.1% since first listed

16 events — show timeline

• 2026-03-17 Relisted — MRED as Distributed by MLS Grid
• 2026-01-28 Pending — MRED as Distributed by MLS Grid
• 2026-01-28 Relisted — MRED as Distributed by MLS Grid
• 2026-01-28 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listed $152,000 MRED as Distributed by MLS Grid
• 2025-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-12-27 Listed — RMLSA as Distributed by MLS Grid
• 2014-09-09 Sold (Public Records) $93,000 Public Records
• 2014-09-04 Sold (MLS) $93,000 MRED as Distributed by MLS Grid
• 2014-09-04 Sold (MLS) $93,000 RMLSA as Distributed by MLS Grid
• 2014-09-04 Sold (MLS) $93,000 MRED as Distributed by MLS Grid
• 2014-06-06 Listed $104,750 MRED as Distributed by MLS Grid
• 2014-06-06 Listed $104,750 RMLSA as Distributed by MLS Grid
• 2014-06-06 Listed $104,750 MRED as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $6,677 · -1.2% YoY. Source: county tax records.