325 Kirkwood Blvd · Davenport, IA 52803

$124,900

5 bd · 3.0 ba · 2,300 sqft · SingleFamily public records · 122 Days on market

Built 1900 5,227 sqft lot $54/sqft · 36% below area Est $195k · 36% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attn Investors!! Tenant occupied rental property. Tenant pays $1,700/mo. Tenants pay all utilities and do their own lawncare and snow removal. Current lease ends 10/31/26 then rolls to month-to-month. Please provide 48hr notice to show property. Kyle Condon is licensed Realtor in IA & IL and is manager of 2MK Investment Group IA LLC

Key facts

• 5,227 sq ft lot
• 3 parking spots
• Built 1900

🏷️ Possibly a rental listed for sale. The $124,900 price doesn't fit this home's estimated sale value (~$195,318) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 + 4.6% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.
• Current owner paid $49k; list at $125k implies a 156% 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 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: 1.24% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (median comp): $195,318
• List price: $124,900
• Delta: -36.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Grand Ave	0.30mi	4/2.0 (-1)	2,280 (-1%)	2mo	$155,400	$68	74
2034 Farnam St	0.35mi	4/2.0 (-1)	2,266 (-2%)	7mo	$190,000	$84	67
410 Rusholme St E	0.48mi	4/2.5 (-1)	2,488 (+8%)	3mo	$350,000	$141	54
1422 Arlington Ave	0.38mi	4/1.5 (-1)	2,080 (-10%)	2mo	$118,500	$57	54
918 Arlington Ct	0.45mi	4/2.0 (-1)	2,144 (-7%)	12mo	$133,900	$62	48
220 E Dover Ct	0.61mi	4/1.5 (-1)	2,081 (-10%)	2mo	$280,000	$135	42
2505 Iowa St	0.65mi	4/1.5 (-1)	2,154 (-6%)	8mo	$195,000	$91	42
908 Grand Ct	0.61mi	4/1.5 (-1)	2,558 (+11%)	1mo	$185,000	$72	42
1936 Carey Ave	0.56mi	4/2.0 (-1)	1,988 (-14%)	9mo	$210,500	$106	35

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-705
• Equity at exit: $18,623

10-year hold

• IRR: 10.9%
• Equity multiple: 1.92×
• Total profit: $32,093
• Equity at exit: $10,799

Cash invested: $34,972 (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 52803

• Home prices YoY: -34.5%
• Rents YoY: 4.6%
• Active inventory: 165
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$655
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $266

Break-even live

Break-even rent $1,211

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $337	-5% $302	+0% $266	+5% $231	+10% $196
Rent	-10% $144	-5% $205	+0% $266	+5% $328	+10% $389
Rate	-1.0pp $329	-0.5pp $298	base $266	+0.5pp $234	+1.0pp $201

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 E 11th St Davenport, IA	5.0	2.0	2925	$1,495	$0.51	22d	1	0.36mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.43mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.64mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.67mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.71mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.91mi

Listing history 35 events

1. 2026-06-21
   days on market $124,900 Active 122 DOM
2. 2026-06-18
   days on market $124,900 Active 119 DOM
3. 2026-06-17
   days on market $124,900 Active 118 DOM
4. 2026-06-16
   days on market $124,900 Active 117 DOM
5. 2026-06-15
   days on market $124,900 Active 116 DOM
6. 2026-06-14
   days on market $124,900 Active 114 DOM
7. 2026-06-13
   days on market $124,900 Active 113 DOM
8. 2026-06-10
   days on market $124,900 Active 111 DOM
9. 2026-06-09
   days on market $124,900 Active 110 DOM
10. 2026-06-08
    days on market $124,900 Active 109 DOM
11. 2026-06-07
    days on market $124,900 Active 108 DOM
12. 2026-06-03
    days on market $124,900 Active 104 DOM
13. 2026-06-02
    days on market $124,900 Active 103 DOM
14. 2026-06-01
    days on market $124,900 Active 102 DOM
15. 2026-05-31
    days on market $124,900 Active 101 DOM
16. 2026-05-30
    days on market $124,900 Active 100 DOM
17. 2026-02-18
    listed $124,900 Active 342-char remark

    Show marketing remark (342 chars)

    Attn Investors!! Tenant occupied rental property. Tenant pays $1,700/mo. Tenants pay all utilities and do their own lawncare and snow removal. Current lease ends 10/31/26 then rolls to month-to-month. Please provide 48hr notice to show property. Kyle Condon is licensed Realtor in IA & IL and is manager of 2MK Investment Group IA LLC

18. 2026-01-16
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-12-31
    historical
24. 2025-10-25
    historical $1,700
25. 2025-09-26
    price $1,700
26. 2025-09-24
    price
27. 2025-09-19
    listed $1,600
28. 2025-09-05
    listed Active
29. 2023-10-27
    historical $1,400
30. 2023-10-21
    listed $1,400
31. 2022-08-12
    price $1,300
32. 2021-09-03
    soldstatus $48,750
33. 2021-09-03
    soldstatus $48,750
34. 2021-07-06
    listed $65,000
35. 2021-07-06
    listed $65,000

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/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: $18,584
• − Mortgage interest: −$6,996
• − Property taxes: −$3,000
• − Insurance: −$624
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,633
• Taxable income: $1,356
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,872/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): 22,742
• Household income: $64,543
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 630.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -96.00%
• Current HPI: 182.0976
• Rent YoY: ▲ 4.57%
• 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

+92.2% since first listed

19 events — show timeline

• 2026-02-18 Listed $124,900 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 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
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-25 Rental Removed $1,700 APPFOLIO
• 2025-09-26 Price Changed $1,700 APPFOLIO
• 2025-09-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-19 Listed for Rent $1,600 APPFOLIO
• 2025-09-05 Listed — RMLSA as Distributed by MLS Grid
• 2023-10-27 Rental Removed $1,400 APPFOLIO
• 2023-10-21 Listed for Rent $1,400 APPFOLIO
• 2022-08-12 Price Changed $1,300 APPFOLIO
• 2021-09-03 Sold (MLS) $48,750 RMLSA as Distributed by MLS Grid
• 2021-09-03 Sold (MLS) $48,750 MRED as Distributed by MLS Grid
• 2021-07-06 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2021-07-06 Listed $65,000 MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $3,000 · -15.9% YoY. Source: county tax records.