5016 Ruben Dr · Davenport, IA 52806

$55,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 129 Days on market

Built 2018 Good condition $48/sqft · 7% below area Est $59k · 7% under ↓ 7% since listing

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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 +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main floor amenities and affordability unite in this 2018 manufactured home. This home features 3 bedrooms and 2 baths, spacious eat-in kitchen with stainless steel appliances. Primary bedroom suite conveniently offers a garden tub, walk-in shower and walk-in closet. Located in Silver Creek MHP managed by YES! Communities. Contact park for lease agreement terms.

Key facts

• Walk-in closet
• Walk-in shower
• Garden tub

Tags

• SPACIOUS EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GARDEN TUB
• WALK-IN SHOWER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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.
• Market conditions: Rents rising (+1.8%/yr); 162 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $380 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.39% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.30%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $59,000
• List price: $55,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3208 W 47th Pl	0.28mi	3/2.0	1,178 (+2%)	3mo	$59,000	$50	80
5112 N Fairmount St Lot 102 St	0.66mi	3/2.0	1,056 (-8%)	1mo	$42,000	$40	55

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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 2.81×
• Total profit: $27,950
• Equity at exit: $8,201

10-year hold

• IRR: 48.4%
• Equity multiple: 5.40×
• Total profit: $67,691
• Equity at exit: $4,755

Cash invested: $15,400 (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 52806

• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $603

Break-even live

Break-even rent $552

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4930 N Dittmer St Davenport, IA	3.0	2.0	1104	$1,184	$1.07	13d	1	0.25mi
2806 W 47th St Davenport, IA	3.0	2.0	1164	$1,700	$1.46	43d	1	0.27mi
4444 N Division St Davenport, IA	2.0	1.0	800	$895	$1.12	13d	1	1.08mi
1935 W 40th St Davenport, IA	2.0	1.0	585	$950	$1.62	13d	8	1.08mi
4406 N Division St Unit 4311-11 Davenport, IA	2.0	1.0	800	$895	$1.12	43d	1	1.09mi
4323 N Division St Davenport, IA	1.0–2.0	1.0	675	$1,099	$1.63	13d	1	1.16mi
5337 Villa Dr Davenport, IA	2.0–3.0	2.5	1650	$2,045	$1.24	13d	1	1.22mi
7106 Hillandale Rd Unit 4 Davenport, IA	2.0	1.0	747	$975	$1.31	43d	1	1.43mi
7104 Hillandale Rd Unit 11 Davenport, IA	2.0	1.0	747	$890	$1.19	13d	1	1.43mi
3021 W 72nd St Unit 4 Davenport, IA	3.0	1.5	1079	$1,375	$1.27	13d	1	1.43mi
7102 Hillandale Rd Unit 11 Davenport, IA	2.0	1.0	747	$975	$1.31	13d	1	1.44mi
7112 Hillandale Rd Unit 11 Davenport, IA	2.0	1.0	747	$975	$1.31	13d	1	1.45mi
7110 Hillandale Rd Unit OTE Davenport, IA	2.0	1.0	747	$975	$1.31	13d	1	1.45mi
3536 Heatherton Dr Unit 4 Davenport, IA	2.0	1.0	700	$825	$1.18	13d	1	1.49mi

Listing history 3 events

1. 2026-01-20
   listed $55,000 Active 364-char remark

   Show marketing remark (364 chars)

   Main floor amenities and affordability unite in this 2018 manufactured home. This home features 3 bedrooms and 2 baths, spacious eat-in kitchen with stainless steel appliances. Primary bedroom suite conveniently offers a garden tub, walk-in shower and walk-in closet. Located in Silver Creek MHP managed by YES! Communities. Contact park for lease agreement terms.

2. 2025-03-21
   price $58,000
3. 2024-05-13
   listed $59,000 Active

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,774
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$945
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,600
• Taxable income: $6,800
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $5,599/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This 2018 manufactured home is in good condition with minimal repairs needed. It offers a good balance of affordability and amenities, making it a solid investment.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can add value to the home.
• Both Clean gutters — Clean gutters improve the home's appearance and prevent water damage.
• Both Replace worn flooring — Fresh flooring can make the home more appealing and increase its value.
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can add value to the home. ↑
• Both Clean gutters — Clean gutters improve the home's appearance and prevent water damage. ↑
• Both Replace worn flooring — Fresh flooring can make the home more appealing and increase its value. ↑
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,871
• Household income: $74,297
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 735.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Vietnamese 1% Chinese 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: ▼ -127.41%
• Current HPI: 185.0808
• Rent YoY: ▲ 1.80%
• 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

-6.8% since first listed

3 events — show timeline

• 2026-01-20 Listed $55,000 Muscatine BOR
• 2025-03-21 Price Changed $58,000 Muscatine BOR
• 2024-05-13 Listed $59,000 Muscatine BOR