1101 W 6th St · Davenport, IA 52802

$115,000

3 bd · 3.0 ba · 1,680 sqft · MultiFamily public records · 87 Days on market

Built 1880 2,178 sqft lot Est $97k · 18% over

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss this beautifully updated duplex in the heart of Davenport! This property features two separate 1-bedroom, 1-bath units -perfect for investors looking for solid rental income or owner-occupants wanting to live in one unit and rent out the other. Each unit has been thoughtfully renovated with modern finishes while maintaining a comfortable, functional layout. Updates include refreshed kitchens and bathrooms, new flooring, updated fixtures, and clean, contemporary paint throughout. Both units offer spacious living areas, plenty of natural light, and well-sized bedrooms.

Key facts

• 2,178 sq ft lot
• Built 1880
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 67 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 44% 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 $795 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $115k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $97,383
• List price: $115,000
• Delta: 18.09%
• 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: 26.9%
• Equity multiple: 2.12×
• Total profit: $35,969
• Equity at exit: $17,147

10-year hold

• IRR: 34.5%
• Equity multiple: 4.15×
• Total profit: $101,564
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $858

Break-even live

Break-even rent $894

Max offer price $115,000

Occupancy floor 52%

Sensitivity live

Price	-10% $923	-5% $890	+0% $858	+5% $825	+10% $793
Rent	-10% $701	-5% $780	+0% $858	+5% $936	+10% $1,014
Rate	-1.0pp $916	-0.5pp $887	base $858	+0.5pp $828	+1.0pp $798

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,980
Total (2 units)			$1,980

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.55mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.58mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	0.60mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.63mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.71mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.79mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	15d	2	0.80mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	0.81mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	15d	4	0.82mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.86mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	15d	1	0.87mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	15d	2	0.90mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.92mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	0.94mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	0.94mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	0.94mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	0.94mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	0.94mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	0.94mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	0.94mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	0.94mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.95mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	22d	2	0.95mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	0.95mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	45d	1	0.98mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	1.08mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	1.18mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	1.20mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	1.33mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	22d	1	1.33mi
2424 Telegraph Rd Davenport, IA	4.0	2.0	2000	$1,750	$0.88	45d	1	1.46mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	1.48mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 87 DOM
2. 2026-06-18
   days on market $115,000 Active 84 DOM
3. 2026-06-17
   days on market $115,000 Active 83 DOM
4. 2026-06-16
   days on market $115,000 Active 82 DOM
5. 2026-06-15
   days on market $115,000 Active 81 DOM
6. 2026-06-14
   days on market $115,000 Active 79 DOM
7. 2026-06-13
   days on market $115,000 Active 78 DOM
8. 2026-06-10
   days on market $115,000 Active 76 DOM
9. 2026-06-09
   days on market $115,000 Active 75 DOM
10. 2026-06-08
    days on market $115,000 Active 74 DOM
11. 2026-06-07
    pricedays on market $115,000 Active 73 DOM
12. 2026-06-03
    days on market $120,000 Active 69 DOM
13. 2026-06-02
    days on market $120,000 Active 68 DOM
14. 2026-06-01
    days on market $120,000 Active 67 DOM
15. 2026-05-31
    days on market $120,000 Active 66 DOM
16. 2026-05-30
    days on market $120,000 Active 65 DOM
17. 2026-05-06
    price $120,000 587-char remark

    Show marketing remark (587 chars)

    Don't miss this beautifully updated duplex in the heart of Davenport! This property features two separate 1-bedroom, 1-bath units -perfect for investors looking for solid rental income or owner-occupants wanting to live in one unit and rent out the other. Each unit has been thoughtfully renovated with modern finishes while maintaining a comfortable, functional layout. Updates include refreshed kitchens and bathrooms, new flooring, updated fixtures, and clean, contemporary paint throughout. Both units offer spacious living areas, plenty of natural light, and well-sized bedrooms.

18. 2026-04-10
    status Active 587-char remark

    Show marketing remark (587 chars)

    Don't miss this beautifully updated duplex in the heart of Davenport! This property features two separate 1-bedroom, 1-bath units -perfect for investors looking for solid rental income or owner-occupants wanting to live in one unit and rent out the other. Each unit has been thoughtfully renovated with modern finishes while maintaining a comfortable, functional layout. Updates include refreshed kitchens and bathrooms, new flooring, updated fixtures, and clean, contemporary paint throughout. Both units offer spacious living areas, plenty of natural light, and well-sized bedrooms.

19. 2026-04-09
    historical 587-char remark

    Show marketing remark (587 chars)

    Don't miss this beautifully updated duplex in the heart of Davenport! This property features two separate 1-bedroom, 1-bath units -perfect for investors looking for solid rental income or owner-occupants wanting to live in one unit and rent out the other. Each unit has been thoughtfully renovated with modern finishes while maintaining a comfortable, functional layout. Updates include refreshed kitchens and bathrooms, new flooring, updated fixtures, and clean, contemporary paint throughout. Both units offer spacious living areas, plenty of natural light, and well-sized bedrooms.

20. 2024-11-12
    soldstatus $63,000
21. 2024-07-10
    soldstatus $45,000
22. 2017-10-18
    soldstatus $15,500

ⓘ 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: $666 · $56/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$570/yr (+$47/mo · 85.5%)

ⓘ 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: $23,760
• − Mortgage interest: −$6,442
• − Property taxes: −$666
• − Insurance: −$575
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,345
• Taxable income: $8,930
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $8,149/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

+674.2% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-04-10 Relisted — MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-12 Sold (Public Records) $63,000 Public Records
• 2024-07-10 Sold (Public Records) $45,000 Public Records
• 2017-10-18 Sold (Public Records) $15,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $666 · +2.8% YoY. Source: county tax records.