1603 Arlington Ave Ave · Davenport, IA 52803

$88,500

3 bd · 1.0 ba · 1,532 sqft · SingleFamily public records · 38 Days on market

Built 1900 Est $115k · 23% under ↓ 18% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

On the Bix route, 1603 Arlington Ave, Davenport, Iowa. Built in 1900 with larger bedrooms and attic converted into a bedroom with plenty of closet space. the large backyard is perfect for entertaining or relaxing. Possible contract sale.

Key facts

• Large backyard
• Built 1900
• Listed 38 days

Tags

• LARGE BACKYARD
• ATTIC CONVERTED INTO A BEDROOM
• PLENTY OF CLOSET SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Assessor-provided living area
• Construction: Built more than 100 years ago; Block foundation
• Exterior features: Level to sloped lot; Zoned residential

Interior

• Bedrooms: Four bedrooms (4 total)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Egress window in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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); 160 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $612 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 + 4.6% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask is 61% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $88k implies a 97% 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 $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.17%
• Cash-on-cash: 21.00%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $114,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 College Ave	0.38mi	3/1.0	1,530 (-0%)	0mo	$110,000	$72	82
1102 Kirkwood Blvd	0.12mi	3/2.0	1,428 (-7%)	0mo	$129,000	$90	78
1108 Arlington Ave	0.37mi	3/1.0	1,668 (+9%)	2mo	$99,999	$60	66
2528 Farnam St	0.71mi	4/1.0 (+1)	1,496 (-2%)	1mo	$100,000	$67	57
2214 Grand Ave	0.44mi	3/1.5	1,338 (-13%)	1mo	$136,000	$102	56
1920 Carey Ave	0.21mi	4/2.0 (+1)	1,329 (-13%)	4mo	$180,000	$135	56
616 E 6th St	0.73mi	4/1.0 (+1)	1,578 (+3%)	4mo	$67,000	$42	53
1611 E High St	0.58mi	4/2.0 (+1)	1,641 (+7%)	2mo	$212,000	$129	51
1906 E 13th St	0.72mi	4/1.0 (+1)	1,656 (+8%)	2mo	$124,900	$75	46
2213 Iowa St	0.55mi	4/2.5 (+1)	1,726 (+13%)	0mo	$174,200	$101	42
715 Iowa St	0.73mi	3/2.0	1,710 (+12%)	1mo	$94,000	$55	42
818 Charlotte St	0.68mi	4/2.0 (+1)	1,330 (-13%)	0mo	$95,000	$71	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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.63×
• Total profit: $15,533
• Equity at exit: $13,196

10-year hold

• IRR: 25.2%
• Equity multiple: 3.37×
• Total profit: $58,622
• Equity at exit: $7,652

Cash invested: $24,780 (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: 160
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$464
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $434

Break-even live

Break-even rent $825

Max offer price $88,500

Occupancy floor 63%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	20d	1	0.25mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	43d	1	0.44mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	43d	1	0.50mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	20d	1	0.51mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	43d	1	0.61mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	43d	1	0.61mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	43d	1	0.62mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	43d	1	0.70mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	43d	1	0.71mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	20d	1	0.74mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	13d	1	0.84mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	20d	1	0.85mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	43d	1	0.89mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	43d	1	0.89mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	43d	1	0.89mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	43d	1	0.89mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	43d	1	0.89mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	43d	1	0.89mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	43d	1	0.89mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	43d	1	0.89mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	0.93mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	43d	1	1.00mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	43d	1	1.01mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	43d	1	1.01mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	43d	1	1.03mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	13d	2	1.05mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	1.05mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	13d	2	1.06mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	20d	1	1.07mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	20d	2	1.15mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	20d	1	1.16mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	1.17mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	43d	1	1.28mi
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	43d	1	1.45mi
102 W 35th St Unit 119W_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	43d	1	1.45mi
102 W 35th St Unit 128E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	20d	1	1.45mi
102 W 35th St Unit 104E_35R Davenport, IA	2.0	2.0	1200	$1,050	$0.88	20d	1	1.45mi
102 W 35th St Unit 130E_35R Davenport, IA	2.0	2.0	1200	$1,100	$0.92	13d	1	1.45mi

Listing history 29 events

1. 2026-05-22
   status Active
2. 2026-01-27
   historical
3. 2026-01-16
   status Active
4. 2026-01-14
   historical
5. 2026-01-08
   status Active
6. 2026-01-06
   historical
7. 2026-01-05
   historical
8. 2025-12-15
   price
9. 2025-12-04
   listed Active
10. 2024-11-02
    historical
11. 2024-11-01
    historical
12. 2024-08-19
    price
13. 2024-08-01
    listed Active
14. 2024-07-26
    historical
15. 2024-07-25
    historical
16. 2024-06-25
    price
17. 2024-06-03
    status Active
18. 2024-06-03
    historical
19. 2024-06-03
    historical
20. 2024-03-27
    status Pending
21. 2024-01-25
    listed Active
22. 2024-01-25
    listed Active
23. 2021-08-06
    historical
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2021-08-06
    historical
27. 2005-02-17
    historical
28. 2004-11-05
    soldstatus $45,000
29. 2004-08-16
    listed $55,000

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/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 · 15 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: $16,489
• − Mortgage interest: −$4,957
• − Property taxes: −$1,810
• − Insurance: −$442
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,575
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,229/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

-18.2% since first listed

29 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-01-27 Listing Removed — 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
• 2025-12-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-04 Listed — RMLSA as Distributed by MLS Grid
• 2024-11-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-01 Listed — RMLSA as Distributed by MLS Grid
• 2024-07-26 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-03 Relisted — RMLSA as Distributed by MLS Grid
• 2024-06-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-03-27 Pending — RMLSA as Distributed by MLS Grid
• 2024-01-25 Listed — RMLSA as Distributed by MLS Grid
• 2024-01-25 Listed — 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
• 2005-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2004-11-05 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2004-08-16 Listed $55,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,810 · +2.5% YoY. Source: county tax records.