520 S Clark St · Davenport, IA 52802

$94,900

3 bd · 1.5 ba · 1,252 sqft · SingleFamily public records

Built 1910 7,000 sqft lot Est $134k · 29% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom with 1 1/2 bath is ready for its new owner. The Half bath is located off kitchen on main level and full bathroom is located upstairs. This is a great investment opportunity, Current tenant is in lease until 5/31/26 paying $1300 a month. Tenant rights apply for all showings 48 hr notice required. Pictures of property are before the tenant moved in.

Key facts

• 7,000 sq ft lot
• Built 1910

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$133,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.7% 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: 68 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $656 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1910 — 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: 1.31% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $133,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 S Clark St	0.00mi	3/1.5	1,250 (-0%)	4mo	$94,900	$76	96
2614 Mckinley Ave	0.15mi	4/2.0 (+1)	1,280 (+2%)	2mo	$106,500	$83	81
3103 Fairview St	0.39mi	3/1.0	1,258 (+0%)	0mo	$135,000	$107	79
3123 Commodore St	0.24mi	2/2.0 (-1)	1,246 (-0%)	8mo	$157,000	$126	74
606 Indian Rd	0.38mi	2/1.5 (-1)	1,290 (+3%)	0mo	$150,000	$116	72
3127 Homestead Ave	0.58mi	3/1.0	1,218 (-3%)	1mo	$99,500	$82	66
1109 S Michigan St	0.59mi	2/2.0 (-1)	1,288 (+3%)	4mo	$52,000	$40	57
114 S Elmwood Ave	0.45mi	3/2.0	1,116 (-11%)	3mo	$140,000	$125	57
2628 Westwood Pl	0.58mi	3/1.5	1,358 (+8%)	7mo	$192,500	$142	53
3139 W 1st St	0.49mi	3/1.0	1,080 (-14%)	5mo	$121,500	$113	48
2243 W 4th St	0.72mi	3/1.5	1,408 (+12%)	0mo	$22,500	$16	45
3715 Pearl Ave	0.73mi	2/1.0 (-1)	1,109 (-11%)	2mo	$96,500	$87	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,879
• Equity at exit: $14,150

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $24,008
• Equity at exit: $8,205

Cash invested: $26,572 (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: 68
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$498
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $270

Break-even live

Break-even rent $904

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $324	-5% $297	+0% $270	+5% $243	+10% $216
Rent	-10% $172	-5% $221	+0% $270	+5% $319	+10% $369
Rate	-1.0pp $318	-0.5pp $294	base $270	+0.5pp $245	+1.0pp $220

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	14d	1	0.33mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	22d	1	0.53mi
445 Waverly Rd Davenport, IA	2.0	1.0	980	$1,200	$1.22	44d	1	0.73mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	44d	1	0.85mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	14d	1	1.35mi

Listing history 28 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-16
   soldstatus $95,000
5. 2026-02-12
   soldstatus $94,900 Closed
6. 2026-02-12
   soldstatus $94,900 Closed
7. 2026-02-12
   soldstatus $94,900 Closed
8. 2026-02-12
   soldstatus $94,900 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-10-31
    status Pending
12. 2025-10-31
    historical
13. 2025-10-31
    historical
14. 2025-10-21
    listed $94,900
15. 2025-10-21
    listed Active
16. 2025-05-08
    historical $1,300
17. 2025-04-05
    price $1,300
18. 2025-01-21
    listed $1,450
19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2021-08-06
    historical
22. 2019-12-09
    soldstatus $70,000
23. 2015-02-25
    soldstatus $89,000
24. 2013-09-11
    soldstatus $19,000
25. 2013-09-11
    soldstatus $19,000
26. 2013-08-01
    listed $25,000
27. 2013-08-01
    listed $25,000
28. 2011-08-27
    historical

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $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 (shaded) · 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: $14,951
• − Mortgage interest: −$5,316
• − Property taxes: −$2,124
• − Insurance: −$474
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,761
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,789/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

+280.0% since first listed

28 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-16 Sold (Public Records) $95,000 Public Records
• 2026-02-12 Sold (MLS) $94,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $94,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $94,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $94,900 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-31 Pending — RMLSA as Distributed by MLS Grid
• 2025-10-31 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-21 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-21 Listed $94,900 MRED as Distributed by MLS Grid
• 2025-05-08 Rental Removed $1,300 APPFOLIO
• 2025-04-05 Price Changed $1,300 APPFOLIO
• 2025-01-21 Listed for Rent $1,450 APPFOLIO
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-12-09 Sold (Public Records) $70,000 Public Records
• 2015-02-25 Sold (Public Records) $89,000 Public Records
• 2013-09-11 Sold (MLS) $19,000 RMLSA as Distributed by MLS Grid
• 2013-09-11 Sold (MLS) $19,000 MRED as Distributed by MLS Grid
• 2013-08-01 Listed $25,000 RMLSA as Distributed by MLS Grid
• 2013-08-01 Listed $25,000 MRED as Distributed by MLS Grid
• 2011-08-27 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $2,124 · +9.9% YoY. Source: county tax records.