3 Riverview Pl · Davenport, IA 52803

$85,000

4 bd · 2.5 ba · 2,092 sqft · MultiFamily public records · 90 Days on market

Built 1900 6,500 sqft lot Est $151k · 44% 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 +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turnkey duplex for sale in the heart of Davenport! At this price and condition, throw some tenants in and gain cashflow every month! The bottom unit is a 2 bedroom one bathroom. The top unit is a 2 story unit! The top unit is a 3 bed 1 bath. The finished attic makes for a huge primary bedroom! Reach out today to start/continue your Real Estate investment journey.

Key facts

• 6,500 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $656/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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: Madison Elementary School (math 28% / reading 25%, grade F, #611 of 616 statewide, top 99%, 379 students, 73% FRL); Central High School (math 45% / reading 64%, grade C-, #290 of 336 statewide, top 87%, 1,505 students, 47% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 165 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 44% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.80% ✓
• Cap rate: 24.80%
• Cash-on-cash: 66.11%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

• ARV (median comp): $151,485
• List price: $85,000
• Delta: -43.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 67.1%
• Equity multiple: 4.09×
• Total profit: $73,579
• Equity at exit: $12,674

10-year hold

• IRR: 71.8%
• Equity multiple: 8.89×
• Total profit: $187,894
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$446
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,311

Break-even live

Break-even rent $722

Max offer price $85,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,359	-5% $1,335	+0% $1,311	+5% $1,287	+10% $1,263
Rent	-10% $1,123	-5% $1,217	+0% $1,311	+5% $1,405	+10% $1,499
Rate	-1.0pp $1,354	-0.5pp $1,333	base $1,311	+0.5pp $1,289	+1.0pp $1,267

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,111
1× unit	3	1	$1,271
Total (2 units)			$2,382

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.35mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	0.35mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.40mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.50mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	0.55mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	0.58mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	45d	1	0.70mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.80mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	15d	4	0.83mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.98mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.99mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	1.28mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 90 DOM
2. 2026-06-18
   days on market $85,000 Active 87 DOM
3. 2026-06-17
   days on market $85,000 Active 86 DOM
4. 2026-06-16
   days on market $85,000 Active 85 DOM
5. 2026-06-15
   days on market $85,000 Active 84 DOM
6. 2026-06-14
   days on market $85,000 Active 82 DOM
7. 2026-06-13
   days on market $85,000 Active 81 DOM
8. 2026-06-10
   days on market $85,000 Active 79 DOM
9. 2026-06-09
   days on market $85,000 Active 78 DOM
10. 2026-06-08
    days on market $85,000 Active 77 DOM
11. 2026-06-07
    days on market $85,000 Active 76 DOM
12. 2026-06-03
    days on market $85,000 Active 72 DOM
13. 2026-06-02
    days on market $85,000 Active 71 DOM
14. 2026-06-01
    days on market $85,000 Active 70 DOM
15. 2026-05-31
    days on market $85,000 Active 69 DOM
16. 2026-05-30
    days on market $85,000 Active 68 DOM
17. 2026-03-23
    listed $85,000 Active 365-char remark

    Show marketing remark (365 chars)

    Turnkey duplex for sale in the heart of Davenport! At this price and condition, throw some tenants in and gain cashflow every month! The bottom unit is a 2 bedroom one bathroom. The top unit is a 2 story unit! The top unit is a 3 bed 1 bath. The finished attic makes for a huge primary bedroom! Reach out today to start/continue your Real Estate investment journey.

18. 2025-03-10
    soldstatus $75,000
19. 2021-08-06
    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: $1,074 · $90/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$130/yr (+$11/mo · 12.1%)

ⓘ 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: $28,584
• − Mortgage interest: −$4,761
• − Property taxes: −$1,074
• − Insurance: −$425
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$2,473
• Taxable income: $15,278
• Est. tax owed @ 24.0%: −$3,667
• After-tax cash flow: $12,067/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

+13.3% since first listed

3 events — show timeline

• 2026-03-23 Listed $85,000 MRED as Distributed by MLS Grid
• 2025-03-10 Sold (Public Records) $75,000 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,074 · +2.5% YoY. Source: county tax records.