26 Blue Grass Ct · Davenport, IA 52802

$106,400

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 164 Days on market

Built 1950 1.52 ac lot $93/sqft · 40% below area Est $178k · 40% 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• 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 MLS

Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

Key facts

• Fenced back yard
• Front and rear decks
• 2 parcels

Tags

• FENCED BACK YARD
• FRONT AND REAR DECKS
• OVER 1.5 ACRES
• 2 PARCELS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 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 $736 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 164 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 52% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $83k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,632 (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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.14% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (median comp): $177,946
• List price: $106,400
• Delta: -40.21%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Blue Grass Ct	0.02mi	3/1.0	1,024 (-10%)	12mo	$110,000	$107	72

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-9,618
• Equity at exit: $15,865

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,664
• Equity at exit: $9,200

Cash invested: $29,792 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $118

Break-even live

Break-even rent $1,059

Max offer price $106,400

Occupancy floor 85%

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: $26,600
• Closing costs: $3,192
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $106,400 Active 164 DOM
2. 2026-06-17
   days on market $106,400 Active 163 DOM
3. 2026-06-16
   days on market $106,400 Active 162 DOM
4. 2026-06-15
   days on market $106,400 Active 161 DOM
5. 2026-06-14
   days on market $106,400 Active 159 DOM
6. 2026-06-13
   days on market $106,400 Active 158 DOM
7. 2026-06-10
   days on market $106,400 Active 156 DOM
8. 2026-06-09
   days on market $106,400 Active 155 DOM
9. 2026-06-08
   days on market $106,400 Active 154 DOM
10. 2026-06-07
    days on market $106,400 Active 153 DOM
11. 2026-06-03
    days on market $106,400 Active 149 DOM
12. 2026-06-02
    days on market $106,400 Active 148 DOM
13. 2026-06-01
    days on market $106,400 Active 147 DOM
14. 2026-05-31
    days on market $106,400 Active 146 DOM
15. 2026-05-30
    days on market $106,400 Active 145 DOM
16. 2026-04-01
    status Active 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

17. 2026-03-31
    historical 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

18. 2026-01-18
    status Active 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

19. 2026-01-14
    historical 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

20. 2025-12-31
    price $106,400 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

21. 2025-12-30
    listed $70,000 Active 332-char remark

    Show marketing remark (332 chars)

    Great potential here on over 1.5 acers! Investor or handy person special. Being sold as is. 2 bedroom, 1 bath home with front and rear decks. Fenced back yard. 2 parcels 2067-31 and 20607-32c. Seller will not make any repairs or provide any reports. Do your own diligence regarding potential code violations. Do not go on rear deck.

22. 2025-11-12
    soldstatus $82,830
23. 2022-04-28
    soldstatus $70,000
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2021-08-06
    historical
27. 2021-08-06
    historical
28. 2021-08-06
    historical
29. 2021-08-06
    historical
30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2021-08-06
    historical
33. 2009-04-27
    historical
34. 2000-06-27
    soldstatus $78,500
35. 2000-04-14
    listed $79,900

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,511
• − Mortgage interest: −$5,960
• − Property taxes: −$2,815
• − Insurance: −$532
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,095
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,472/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

+33.2% since first listed

20 events — show timeline

• 2026-04-01 Relisted — MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Price Changed $106,400 MRED as Distributed by MLS Grid
• 2025-12-30 Listed $70,000 MRED as Distributed by MLS Grid
• 2025-11-12 Sold (Public Records) $82,830 Public Records
• 2022-04-28 Sold (Public Records) $70,000 Public Records
• 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-04-27 Listing Removed — MRED as Distributed by MLS Grid
• 2000-06-27 Sold (MLS) $78,500 RMLSA as Distributed by MLS Grid
• 2000-04-14 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,815 · +2.7% YoY. Source: county tax records.