323 W 16th St · Davenport, IA 52803

$140,000

2 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 74 Days on market

Built 1900 4,356 sqft lot Est $180k · 22% under ↓ 15% since listing

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why settle for one house when you can have two? Property consists of TWO SEPARATE SINGLE-FAMILY HOMES on ONE PARCEL (not a duplex). Sitting pretty on a single parcel, I'm not your average property-I'm a full-blown opportunity with double the doors, double the charm, and double the income potential. Let's start with House #1...a little bigger, a little bolder, with 3 bedrooms and 1 bath upstairs. Downstairs, I show off with a separate dining room, a cozy living room, and a light-filled family room that practically glows thanks to all those windows. This one is pulling in 725/month and looking good doing it. Now meet my sidekick, House #2 - I've got 2 bedrooms and 1 bath upstairs, while the main level spreads out with an eat-in kitchen, living room, and a family room-because one living space is never enough. Currently bringing in 250/week, I'm already doing my part to keep the cash flowing. And yes... we both come with those classic front porches-the kind that practically beg for morning coffee, evening chats, and a little "sit and stay awhile" energy. Let's talk location. Nestled in the Hilltop area, I'm just minutes from St. Ambrose University and Palmer College of Chiropractic, making me a prime spot for consistent rental demand. Oh-and parking? I've got plenty of it. No circling the block, no awkward negotiations... just easy, abundant space for everyone. Whether you're looking to house hack, expand your portfolio, or snag a truly unique income-producing property, I'm bringing options you just don't see every day. Two homes. One purchase. Endless potential.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1900

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$179,853) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.1% below list).
• Recommended offer: $113k (19.1% below list) — sets the bar for cash-flow.

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: Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 165 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); 62% 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 $968 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $102k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $113,221 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (median comp): $179,853
• List price: $140,000
• Delta: -22.16%
• 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	0.42mi	3/1.0 (+1)	1,356 (+6%)	2mo	$152,000	$112	64
734 W 17th St	0.34mi	3/1.0 (+1)	1,389 (+8%)	2mo	$138,000	$99	64
2130 Pershing Ave	0.53mi	2/1.0	1,355 (+6%)	7mo	$50,000	$37	60
807 Spalding Blvd	0.57mi	3/1.0 (+1)	1,312 (+2%)	8mo	$178,500	$136	58
209 E 13th St	0.39mi	3/1.0 (+1)	1,144 (-11%)	2mo	$45,000	$39	57
2010 Lillie Ave	0.68mi	2/1.0	1,350 (+5%)	4mo	$151,000	$112	56
2323 Frances Pl	0.71mi	3/2.0 (+1)	1,293 (+1%)	1mo	$240,000	$186	56
1118 W 15th St	0.60mi	3/1.0 (+1)	1,218 (-5%)	5mo	$179,900	$148	55
1324 Marquette St	0.72mi	3/2.0 (+1)	1,302 (+2%)	1mo	$115,000	$88	54
727 W 11th St	0.47mi	3/1.0 (+1)	1,428 (+12%)	1mo	$65,000	$46	53
1618 N Marquette St	0.70mi	3/1.5 (+1)	1,176 (-8%)	3mo	$87,000	$74	45
1024 Berg Pl	0.71mi	3/1.5 (+1)	1,136 (-11%)	1mo	$192,000	$169	40

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: -22.2%
• Equity multiple: 0.22×
• Total profit: $-30,459
• Equity at exit: $20,874

10-year hold

• IRR: -12.5%
• Equity multiple: 0.21×
• Total profit: $-30,991
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$734
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-152

Break-even live

Break-even rent $1,324

Max offer price $113,221

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-112	+0% $-152	+5% $-191	+10% $-231
Rent	-10% $-241	-5% $-196	+0% $-152	+5% $-107	+10% $-62
Rate	-1.0pp $-81	-0.5pp $-116	base $-152	+0.5pp $-188	+1.0pp $-225

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	15d	1	0.02mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	45d	1	0.05mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.18mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.18mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	45d	1	0.32mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.33mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.36mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	0.36mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	22d	1	0.38mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.39mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.47mi
1724 Farnam St Unit upper Davenport, IA	1.0	1.0	985	$725	$0.74	22d	1	0.57mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	0.58mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	0.58mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	45d	1	0.67mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	45d	1	0.69mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	22d	1	0.72mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	15d	4	0.80mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	0.84mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	45d	1	0.84mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	15d	1	0.84mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	0.85mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	45d	1	0.85mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	0.85mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	0.85mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	0.85mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	0.85mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	0.85mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	0.85mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	0.85mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	45d	1	0.85mi
421 N Brady St Unit 11 Davenport, IA	1.0	1.0	945	$1,059	$1.12	15d	1	0.85mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$1,625	$1.87	15d	2	0.88mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	0.89mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	22d	1	0.91mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	45d	1	0.94mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	22d	1	0.95mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	45d	1	0.95mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	15d	2	0.96mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	15d	1	0.99mi

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 74 DOM
2. 2026-06-18
   days on market $140,000 Active 71 DOM
3. 2026-06-17
   days on market $140,000 Active 70 DOM
4. 2026-06-16
   days on market $140,000 Active 69 DOM
5. 2026-06-15
   days on market $140,000 Active 68 DOM
6. 2026-06-14
   days on market $140,000 Active 66 DOM
7. 2026-06-13
   days on market $140,000 Active 65 DOM
8. 2026-06-10
   days on market $140,000 Active 63 DOM
9. 2026-06-09
   days on market $140,000 Active 62 DOM
10. 2026-06-08
    days on market $140,000 Active 61 DOM
11. 2026-06-07
    days on market $140,000 Active 60 DOM
12. 2026-06-03
    days on market $140,000 Active 56 DOM
13. 2026-06-02
    days on market $140,000 Active 55 DOM
14. 2026-06-01
    days on market $140,000 Active 54 DOM
15. 2026-05-31
    days on market $140,000 Active 53 DOM
16. 2026-05-30
    days on market $140,000 Active 52 DOM
17. 2026-04-09
    historical 1595-char remark

    Show marketing remark (1595 chars)

    Why settle for one house when you can have two? Property consists of TWO SEPARATE SINGLE-FAMILY HOMES on ONE PARCEL (not a duplex). Sitting pretty on a single parcel, I'm not your average property-I'm a full-blown opportunity with double the doors, double the charm, and double the income potential. Let's start with House #1...a little bigger, a little bolder, with 3 bedrooms and 1 bath upstairs. Downstairs, I show off with a separate dining room, a cozy living room, and a light-filled family room that practically glows thanks to all those windows. This one is pulling in 725/month and looking good doing it. Now meet my sidekick, House #2 - I've got 2 bedrooms and 1 bath upstairs, while the main level spreads out with an eat-in kitchen, living room, and a family room-because one living space is never enough. Currently bringing in 250/week, I'm already doing my part to keep the cash flowing. And yes... we both come with those classic front porches-the kind that practically beg for morning coffee, evening chats, and a little "sit and stay awhile" energy. Let's talk location. Nestled in the Hilltop area, I'm just minutes from St. Ambrose University and Palmer College of Chiropractic, making me a prime spot for consistent rental demand. Oh-and parking? I've got plenty of it. No circling the block, no awkward negotiations... just easy, abundant space for everyone. Whether you're looking to house hack, expand your portfolio, or snag a truly unique income-producing property, I'm bringing options you just don't see every day. Two homes. One purchase. Endless potential.

18. 2021-09-08
    soldstatus $102,000
19. 2021-08-07
    historical
20. 2021-07-27
    soldstatus $102,000
21. 2021-07-27
    soldstatus $102,000
22. 2021-03-08
    listed $120,000
23. 2021-03-08
    listed $120,000
24. 2021-02-19
    historical

ⓘ 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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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: $13,590
• − Mortgage interest: −$7,842
• − Property taxes: −$3,045
• − Insurance: −$700
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,073
• Taxable loss: −$4,244
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $-800/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

-15.0% since first listed

8 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2021-09-08 Sold (Public Records) $102,000 Public Records
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-27 Sold (MLS) $102,000 MRED as Distributed by MLS Grid
• 2021-07-27 Sold (MLS) $102,000 RMLSA as Distributed by MLS Grid
• 2021-03-08 Listed $120,000 MRED as Distributed by MLS Grid
• 2021-03-08 Listed $120,000 RMLSA as Distributed by MLS Grid
• 2021-02-19 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $3,045 · +1.3% YoY. Source: county tax records.