1220 College Ave · Davenport, IA 52806

$118,000

3 bd · 1.0 ba · 1,530 sqft · Townhouse public records · 146 Days on market

Built 1890 1,170 sqft lot $77/sqft · 11% below area Est $132k · 11% under ↓ 7% since listing

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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 +28.1/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

Key facts

• Workshop space
• Shed and playset
• Brand new flooring

Tags

• BRAND NEW FLOORING
• FRESH INTERIOR PAINT
• DETACHED GARAGE
• WORKSHOP SPACE
• SHED AND PLAYSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Washington Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 281 students, 62% FRL); Sudlow Intermediate (math 49% / reading 58%, grade C+, #208 of 246 statewide, top 84%, 524 students, 53% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 162 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $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 + 1.8% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 162% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $118k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1890 — 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: 1.25% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $132,442
• List price: $118,000
• Delta: -10.90%
• 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
1140 E 14th St	0.13mi	2/2.0 (-1)	1,484 (-3%)	9mo	$26,250	$18	72
916 Kirkwood Blvd	0.36mi	3/1.0	1,460 (-5%)	6mo	$114,900	$79	70
1916 E 13th St	0.42mi	3/1.0	1,492 (-2%)	11mo	$71,500	$48	67
13 Riverview Pl	0.39mi	4/1.5 (+1)	1,456 (-5%)	10mo	$94,000	$65	58
2118 Arlington Ave	0.67mi	3/2.0	1,506 (-2%)	6mo	$149,000	$99	57
815 Esplanade Ave	0.34mi	3/1.5	1,379 (-10%)	12mo	$112,000	$81	56
1515 Fulton Ct	0.30mi	3/3.0	1,659 (+8%)	10mo	$215,000	$130	56
1603 Judson St	0.44mi	3/1.0	1,378 (-10%)	11mo	$101,000	$73	54
1810 Davenport Ave	0.50mi	4/1.5 (+1)	1,596 (+4%)	12mo	$181,000	$113	53
1502 Belle Ave	0.67mi	3/1.5	1,584 (+4%)	12mo	$130,000	$82	51
601 E Laurel St	0.72mi	3/1.0	1,638 (+7%)	13mo	$206,000	$126	44
611 Grand Ave	0.58mi	4/1.0 (+1)	1,344 (-12%)	13mo	$104,000	$77	37

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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,834
• Equity at exit: $17,594

10-year hold

• IRR: 10.7%
• Equity multiple: 1.79×
• Total profit: $25,978
• 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 52806

• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$619
• Tax from tax record: −$126 /mo · $1,506/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $372

Break-even live

Break-even rent $1,004

Max offer price $118,000

Occupancy floor 70%

Sensitivity live

Price	-10% $439	-5% $406	+0% $372	+5% $339	+10% $305
Rent	-10% $256	-5% $314	+0% $372	+5% $431	+10% $489
Rate	-1.0pp $432	-0.5pp $402	base $372	+0.5pp $342	+1.0pp $311

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	22d	1	0.17mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	45d	1	0.33mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.63mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	0.66mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.73mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	22d	1	0.83mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.84mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	0.91mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	0.91mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	0.91mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	0.91mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	0.91mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	0.91mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	0.91mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	0.91mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	0.92mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	0.93mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	0.94mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	0.94mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.95mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	1.05mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	15d	2	1.06mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	15d	2	1.09mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	1.12mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	15d	1	1.12mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	22d	2	1.13mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	15d	4	1.18mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	1.28mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	1.32mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.32mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	45d	1	1.33mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	1.41mi

Listing history 14 events

1. 2026-05-13
   status Pending
2. 2026-01-07
   status Active
3. 2026-01-06
   historical
4. 2026-01-05
   historical
5. 2026-01-02
   status Active
6. 2026-01-02
   historical
7. 2025-11-03
   price
8. 2025-09-23
   listed Active
9. 2024-04-18
   soldstatus $42,000
10. 2024-04-15
    soldstatus $42,000 647-char remark

    Show marketing remark (647 chars)

    Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

11. 2024-04-15
    soldstatus $42,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

12. 2024-03-22
    historical Under Contract 647-char remark

    Show marketing remark (647 chars)

    Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

13. 2024-03-18
    listed $45,000 647-char remark

    Show marketing remark (647 chars)

    Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

14. 2024-03-18
    listed $45,000 Active 647-char remark

    Show marketing remark (647 chars)

    Whether you're a seasoned investor or a newcomer to the real estate market, this home offers a prime opportunity for those looking to transform a diamond in the rough into a shining gem. This property presents a canvas for your creative vision, with ample potential awaiting your personal touch. Located in the heart of Davenport, the property is surrounded by amenities, shopping, and transportation options, enhancing its appeal to potential tenants or future homeowners. With the right vision and investment, this home could potentially be transformed into a lucrative asset in your portfolio! Property has a third non-conforming bedroom.

ⓘ 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: $1,506 · $126/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$173/yr (+$14/mo · 11.5%)

ⓘ 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: $17,707
• − Mortgage interest: −$6,610
• − Property taxes: −$1,506
• − Insurance: −$590
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$3,433
• Taxable income: $2,735
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,810/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): 26,871
• Household income: $74,297
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 735.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Vietnamese 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: ▼ -127.41%
• Current HPI: 185.0808
• Rent YoY: ▲ 1.80%
• 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

-6.7% since first listed

14 events — show timeline

• 2026-05-13 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 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
• 2025-11-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-23 Listed — RMLSA as Distributed by MLS Grid
• 2024-04-18 Sold (Public Records) $42,000 Public Records
• 2024-04-15 Sold (MLS) $42,000 RMLSA as Distributed by MLS Grid
• 2024-04-15 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2024-03-22 Contingent — RMLSA as Distributed by MLS Grid
• 2024-03-18 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2024-03-18 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,506 · -43.4% YoY. Source: county tax records.