1319 Warren St · Davenport, IA 52804

$110,000

2 bd · 2.5 ba · 1,336 sqft · SingleFamily public records · 100 Days on market

Built 1900 4,200 sqft lot $82/sqft · 13% below area Est $127k · 13% under

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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 +18.6/30.0
• ARV discount +13.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.6/10.0
• 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

Three bedroom home with new boiler system, currently month-to-month rental leased at $1,350 per month. 24-notice to show is required, pre-approval required prior to sharing financials.

Key facts

• 4,200 sq ft lot
• Built 1900
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $761 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 453% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $110k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.06% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (median comp): $126,849
• List price: $110,000
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 W 16th St	0.16mi	3/1.0 (+1)	1,356 (+2%)	2mo	$152,000	$112	78
1324 Marquette St	0.32mi	3/2.0 (+1)	1,302 (-2%)	1mo	$115,000	$88	73
734 W 17th St	0.26mi	3/1.0 (+1)	1,389 (+4%)	2mo	$138,000	$99	69
727 W 11th St	0.21mi	3/1.0 (+1)	1,428 (+7%)	1mo	$65,000	$46	67
1219 W 8th St	0.53mi	2/2.0	1,260 (-6%)	2mo	$129,000	$102	63
1341 W 14th St	0.40mi	3/1.5 (+1)	1,244 (-7%)	1mo	$131,900	$106	60
1442 W High St	0.72mi	2/2.0	1,263 (-6%)	1mo	$130,000	$103	55
2323 Frances Pl	0.69mi	3/2.0 (+1)	1,293 (-3%)	1mo	$240,000	$186	55
1618 N Marquette St	0.37mi	3/1.5 (+1)	1,176 (-12%)	3mo	$87,000	$74	52
2113 N Marquette St St	0.59mi	3/1.0 (+1)	1,162 (-13%)	2mo	$166,500	$143	38
1024 Berg Pl	0.66mi	3/1.5 (+1)	1,136 (-15%)	1mo	$192,000	$169	34
209 E 13th St	0.70mi	3/1.0 (+1)	1,144 (-14%)	2mo	$45,000	$39	30

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-9,813
• Equity at exit: $16,401

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $5,293
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$577
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $107

Break-even live

Break-even rent $1,026

Max offer price $110,000

Occupancy floor 86%

Sensitivity live

Price	-10% $169	-5% $138	+0% $107	+5% $76	+10% $44
Rent	-10% $15	-5% $61	+0% $107	+5% $153	+10% $198
Rate	-1.0pp $162	-0.5pp $135	base $107	+0.5pp $78	+1.0pp $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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.03mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	22d	1	0.08mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.10mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.27mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	15d	1	0.42mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	45d	1	0.44mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	45d	1	0.44mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	15d	1	0.55mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.56mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.67mi
1607 W 12th St Davenport, IA	1.0–2.0	1.0	800	$740	$0.93	45d	3	0.69mi
1603 W 10th St Unit 2 Davenport, IA	1.0	1.0	900	$700	$0.78	45d	1	0.73mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	45d	1	0.76mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	0.80mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.82mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	45d	1	0.84mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	0.89mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	45d	1	0.93mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	0.93mi
421 N Brady St Unit 11 Davenport, IA	1.0	1.0	945	$1,059	$1.12	15d	1	0.93mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$1,625	$1.87	15d	2	0.95mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	15d	4	0.99mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	0.99mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	0.99mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	1.00mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	45d	1	1.00mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	1.00mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	1.00mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	1.00mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	45d	1	1.00mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	1.00mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	1.00mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	1.00mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	1.00mi
1724 Farnam St Unit upper Davenport, IA	1.0	1.0	985	$725	$0.74	22d	1	1.01mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	45d	1	1.01mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	1.04mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$1,900	$1.33	15d	4	1.04mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	15d	2	1.05mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	45d	1	1.11mi

Listing history 50 events

1. 2026-06-21
   days on market $110,000 Active 100 DOM
2. 2026-06-18
   days on market $110,000 Active 97 DOM
3. 2026-06-17
   days on market $110,000 Active 96 DOM
4. 2026-06-16
   days on market $110,000 Active 95 DOM
5. 2026-06-15
   days on market $110,000 Active 94 DOM
6. 2026-06-14
   days on market $110,000 Active 92 DOM
7. 2026-06-13
   days on market $110,000 Active 91 DOM
8. 2026-06-10
   days on market $110,000 Active 89 DOM
9. 2026-06-09
   days on market $110,000 Active 88 DOM
10. 2026-06-08
    days on market $110,000 Active 87 DOM
11. 2026-06-07
    days on market $110,000 Active 86 DOM
12. 2026-06-03
    days on market $110,000 Active 82 DOM
13. 2026-06-02
    days on market $110,000 Active 81 DOM
14. 2026-06-01
    days on market $110,000 Active 80 DOM
15. 2026-05-31
    days on market $110,000 Active 79 DOM
16. 2026-05-30
    days on market $110,000 Active 78 DOM
17. 2026-01-06
    historical
18. 2026-01-05
    historical
19. 2026-01-02
    status Active
20. 2026-01-02
    historical
21. 2025-10-10
    price
22. 2025-09-24
    listed Active
23. 2025-08-27
    historical
24. 2025-08-25
    historical
25. 2025-07-11
    listed Active
26. 2025-05-02
    historical
27. 2025-05-01
    historical
28. 2025-01-16
    listed Active
29. 2024-08-02
    historical
30. 2024-08-02
    historical
31. 2024-07-03
    price
32. 2024-05-16
    price
33. 2024-04-29
    listed Active
34. 2023-03-22
    historical
35. 2023-03-21
    historical
36. 2023-02-02
    listed Active
37. 2022-04-19
    soldstatus $15,001
38. 2022-04-19
    soldstatus $15,001
39. 2022-02-24
    listed $19,900
40. 2022-02-24
    listed $19,900
41. 2021-08-06
    historical
42. 2021-08-06
    historical
43. 2021-08-06
    historical
44. 2021-08-06
    historical
45. 2021-08-06
    historical
46. 2021-08-06
    historical
47. 2021-08-06
    historical
48. 2021-08-06
    historical
49. 2019-10-01
    soldstatus $26,053
50. 2008-12-04
    soldstatus $74,900

ⓘ 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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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 · 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: $13,937
• − Mortgage interest: −$6,162
• − Property taxes: −$2,258
• − Insurance: −$550
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,200
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,391/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

-80.0% since first listed

38 events — show timeline

• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Relisted — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-24 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-11 Listed — RMLSA as Distributed by MLS Grid
• 2025-05-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-16 Listed — RMLSA as Distributed by MLS Grid
• 2024-08-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-05-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-04-29 Listed — RMLSA as Distributed by MLS Grid
• 2023-03-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-03-21 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-02 Listed — RMLSA as Distributed by MLS Grid
• 2022-04-19 Sold (MLS) $15,001 MRED as Distributed by MLS Grid
• 2022-04-19 Sold (MLS) $15,001 RMLSA as Distributed by MLS Grid
• 2022-02-24 Listed $19,900 MRED as Distributed by MLS Grid
• 2022-02-24 Listed $19,900 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
• 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
• 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
• 2019-10-01 Sold (Public Records) $26,053 Public Records
• 2008-12-04 Sold (Public Records) $74,900 Public Records
• 2008-05-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-12-15 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $2,258 · -2.9% YoY. Source: county tax records.