3103 Fairview St · Davenport, IA 52804

$118,000

3 bd · 1.5 ba · 1,258 sqft · SingleFamily public records · 2 Days on market

Built 1920 5,662 sqft lot Est $142k · 17% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

Key facts

• Spacious back porch
• Conveniently located
• Generous backyard

Tags

• GENEROUS BACKYARD
• SPACIOUS BACK PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No master association fee (not required)

Exterior

• Parking: Detached garage owned (concrete); 2 garage parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Property over 100 years old; Asphalt roof; Vinyl siding
• Construction: Block foundation; Built before 1978
• Exterior features: Corner lot; Lot dimensions about 150 x 37; Less than 0.25 acre lot

Interior

• Kitchen: Range; Refrigerator; Tile flooring in kitchen
• Bedrooms: 3 bedrooms (Master on second level; two additional bedrooms on second level); Den on main level
• Flooring: Carpet in most living areas and bedrooms; Tile in kitchen; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Window air conditioning units
• Interior features: 7 total rooms; Unfinished full basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 9.0% 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: Rents rising (+4.0%/yr); 161 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $816 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $88k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $142,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3103 Fairview St	0.00mi	3/1.0	1,258 (0%)	0mo	$135,000	$107	98
520 S Clark St	0.39mi	3/1.5	1,250 (-1%)	4mo	$94,900	$76	77
3123 Commodore St	0.20mi	2/2.0 (-1)	1,246 (-1%)	8mo	$157,000	$126	75
606 Indian Rd	0.48mi	2/1.5 (-1)	1,290 (+2%)	0mo	$150,000	$116	68
2614 Mckinley Ave	0.47mi	4/2.0 (+1)	1,280 (+2%)	1mo	$106,500	$83	67
3139 W 1st St	0.10mi	3/1.0	1,080 (-14%)	5mo	$121,500	$113	66
2628 Westwood Pl	0.36mi	3/1.5	1,358 (+8%)	7mo	$192,500	$142	64
4028 Telegraph Rd	0.52mi	3/1.5	1,140 (-9%)	2mo	$210,000	$184	58
435 Waverly Rd	0.67mi	3/1.0	1,206 (-4%)	9mo	$123,800	$103	52
114 S Elmwood Ave	0.53mi	3/2.0	1,116 (-11%)	3mo	$140,000	$125	52
2243 W 4th St	0.72mi	3/1.5	1,408 (+12%)	0mo	$22,500	$16	46
507 Waverly Rd	0.68mi	3/1.0	1,116 (-11%)	10mo	$67,500	$60	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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-869
• Equity at exit: $17,594

10-year hold

• IRR: 10.0%
• Equity multiple: 1.82×
• Total profit: $26,948
• Equity at exit: $10,202

Cash invested: $33,040 (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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 161
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$619
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $264

Break-even live

Break-even rent $1,070

Max offer price $118,000

Occupancy floor 76%

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: $29,500
• Closing costs: $3,540
• 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	13d	1	0.52mi
445 Waverly Rd Davenport, IA	2.0	1.0	980	$1,200	$1.22	43d	1	0.69mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	20d	1	0.81mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	43d	1	1.06mi
1403 Emerald Dr Davenport, IA	4.0	2.0	1850	$1,995	$1.08	20d	1	1.24mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	13d	1	1.43mi

Listing history 10 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $118,000 Active
3. 2022-10-10
   soldstatus $88,500
4. 2022-09-30
   soldstatus $88,200 Closed 277-char remark

   Show marketing remark (277 chars)

   Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

5. 2022-09-30
   soldstatus $88,200 277-char remark

   Show marketing remark (277 chars)

   Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

6. 2022-08-04
   listed Under Contract 277-char remark

   Show marketing remark (277 chars)

   Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

7. 2022-03-16
   listed $85,000 277-char remark

   Show marketing remark (277 chars)

   Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

8. 2022-03-16
   listed $85,000 277-char remark

   Show marketing remark (277 chars)

   Newer large 2 car garage, 3 bedrooms, newer windows, roof is between 5-10 years old. Large front porch and large back porch to sit and relax on. Property is being sold as is. Seller will not be doing any additional work or repairs to the property. Strong pet odor in the house.

9. 2006-09-01
   soldstatus $79,500
10. 2005-05-19
    soldstatus $39,500

ⓘ 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: $2,126 · $177/mo
• Projected year-2 tax: $2,126 · $177/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: $16,844
• − Mortgage interest: −$6,610
• − Property taxes: −$2,126
• − Insurance: −$590
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,433
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,832/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): 26,835
• Household income: $65,849
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 830.0

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% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -66.50%
• Current HPI: 196.2267
• Rent YoY: ▲ 3.99%
• 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

+198.7% since first listed

10 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $118,000 MRED as Distributed by MLS Grid
• 2022-10-10 Sold (Public Records) $88,500 Public Records
• 2022-09-30 Sold (MLS) $88,200 MRED as Distributed by MLS Grid
• 2022-09-30 Sold (MLS) $88,200 RMLSA as Distributed by MLS Grid
• 2022-08-04 Listed — RMLSA as Distributed by MLS Grid
• 2022-03-16 Listed $85,000 MRED as Distributed by MLS Grid
• 2022-03-16 Listed $85,000 RMLSA as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) $79,500 Public Records
• 2005-05-19 Sold (Public Records) $39,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,126 · -1.8% YoY. Source: county tax records.