903 Vine St · Davenport, IA 52804

$30,000

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 164 Days on market

Built 1900 ↓ 25% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Property is being sold AS-IS. Square footage per Assessor's Office.

Key facts

• Built 1900
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.3% 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.
• Zoned schools: Jefferson Elementary School (math 21% / reading 24%, grade F, #615 of 616 statewide, top 100%, 460 students, 71% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 162 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 4.92% ✓
• Cap rate: 44.33%
• Cash-on-cash: 135.85%
• DSCR: 7.04
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $114,680
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Vine St	0.00mi	3/—	1,880 (0%)	3mo	$21,600	$11	97
813 W Locust St	0.64mi	3/1.5	1,839 (-2%)	1mo	$190,000	$103	64
1321 W 13th St St	0.36mi	4/1.0 (+1)	1,808 (-4%)	4mo	$86,500	$48	64
1121 W 15th St	0.43mi	3/1.5	1,699 (-10%)	1mo	$129,000	$76	61
1012 W 16th St	0.51mi	4/1.0 (+1)	1,917 (+2%)	4mo	$165,000	$86	61
817 Marquette St	0.18mi	4/2.0 (+1)	2,144 (+14%)	4mo	$130,000	$61	60
1127 N Ripley St St	0.50mi	4/1.0 (+1)	1,660 (-12%)	3mo	$93,000	$56	45
1035 W Locust St	0.63mi	4/2.5 (+1)	1,742 (-7%)	10mo	$105,000	$60	43

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: —
• Equity multiple: 7.81×
• Total profit: $57,216
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.97×
• Total profit: $134,135
• Equity at exit: $2,594

Cash invested: $8,400 (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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 162
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$157
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $951

Break-even live

Break-even rent $272

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $968	-5% $959	+0% $951	+5% $942	+10% $934
Rent	-10% $834	-5% $893	+0% $951	+5% $1,009	+10% $1,068
Rate	-1.0pp $966	-0.5pp $959	base $951	+0.5pp $943	+1.0pp $935

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	46d	1	0.33mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	23d	1	0.35mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	23d	1	0.40mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.47mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	46d	1	0.56mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	23d	1	0.64mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	0.71mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	46d	1	0.72mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	46d	1	0.76mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	15d	4	0.83mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	46d	1	0.88mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	46d	1	0.88mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	46d	1	0.88mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	0.90mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	46d	1	0.98mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	46d	1	1.01mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	46d	1	1.11mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	23d	1	1.25mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	23d	1	1.41mi

Listing history 14 events

1. 2026-03-02
   status Pending
2. 2025-09-19
   listed $30,000 Active
3. 2022-04-07
   historical
4. 2022-04-07
   historical
5. 2022-01-26
   listed $49,900
6. 2021-12-30
   soldstatus $28,500
7. 2021-12-30
   soldstatus $28,500
8. 2021-11-02
   listed $38,900
9. 2021-11-02
   listed $38,900
10. 2021-08-06
    historical
11. 2008-06-20
    soldstatus $25,000
12. 2008-06-20
    soldstatus $25,000
13. 2007-12-05
    listed $39,900
14. 2007-12-05
    listed $39,900

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/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 · 15 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: $17,710
• − Mortgage interest: −$1,680
• − Property taxes: −$542
• − Insurance: −$150
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$873
• Taxable income: $11,631
• Est. tax owed @ 24.0%: −$2,792
• After-tax cash flow: $8,620/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

-24.8% since first listed

14 events — show timeline

• 2026-03-02 Pending — Muscatine BOR
• 2025-09-19 Listed $30,000 Muscatine BOR
• 2022-04-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-04-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-01-26 Listed $49,900 Muscatine BOR
• 2021-12-30 Sold (MLS) $28,500 RMLSA as Distributed by MLS Grid
• 2021-12-30 Sold (MLS) $28,500 MRED as Distributed by MLS Grid
• 2021-11-02 Listed $38,900 RMLSA as Distributed by MLS Grid
• 2021-11-02 Listed $38,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2008-06-20 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2008-06-20 Sold (MLS) $25,000 MRED as Distributed by MLS Grid
• 2007-12-05 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2007-12-05 Listed $39,900 MRED as Distributed by MLS Grid

Property tax history

-4.1%/yr

Latest (2025): $542 · +2.3% YoY. Source: county tax records.