1134 Tremont Ave · Davenport, IA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $902 – $1,676
Heat risk 3/10 · Minor
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +22.1/30.0
- ARV discount +15.0/15.0
- DSCR +7.1/10.0
- 1% rule +5.6/10.0
- 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
$149,900
1134 Tremont Ave · Davenport, IA 52803
5 bd · 2.0 ba · 2,320 sqft · SingleFamily
public records
· 49 Days on market
Built 1900
6,969 sqft lot
Est $190k · 21% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Historic Mini-Mansion with Modern Updates Step into timeless charm with this spacious 5-bedroom, 2-bath home built in the early 1900s. This historic beauty features a cozy wood-burning fireplace, generous living spaces, and plenty of character throughout. Enjoy peace of mind with new carpet and fresh paint, making this home move-in ready while still preserving its historic appeal. With room to grow and classic architectural details, this property is the perfect blend of old-world charm and modern comfort. Don't miss your chance to own a piece of history with all the space you need!
Key facts
- 6,969 sq ft lot
- Built 1900
- Listed 49 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 3.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 5-bed/2.0-bath single-family listed at $150k.
Deal economics
- At list price, monthly cash flow is $241 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $150k).
- Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.2% 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; 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 $1k 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 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
- 7 sale attempts since 14y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
- Current owner paid $93k; list at $150k implies a 62% 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
$145,403
(3.0% below list)
Questions for the listing agent
- It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.06% ✓
- Cap rate
- 8.22%
- Cash-on-cash
- 6.89%
- DSCR
- 1.31
- GRM
- 7.8
CMA / ARV
- ARV (on-the-fly)
- $190,240
- Comps found
- 8
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1320 Grand Ave | 0.23mi | 4/2.0 (-1) | 2,280 (-2%) | 2mo | $155,400 | $68 | 79 |
| 1422 Arlington Ave | 0.23mi | 4/1.5 (-1) | 2,080 (-10%) | 2mo | $118,500 | $57 | 64 |
| 847 College Ave | 0.34mi | 4/2.0 (-1) | 2,403 (+4%) | 21mo | $196,000 | $82 | 56 |
| 918 Arlington Ct | 0.40mi | 4/2.0 (-1) | 2,144 (-8%) | 12mo | $133,900 | $62 | 54 |
| 2034 Farnam St | 0.69mi | 4/2.0 (-1) | 2,266 (-2%) | 7mo | $190,000 | $84 | 53 |
| 1316 E 9th St | 0.33mi | 4/3.0 (-1) | 2,652 (+14%) | 1mo | $300,000 | $113 | 51 |
| 908 Grand Ct | 0.72mi | 4/1.5 (-1) | 2,558 (+10%) | 1mo | $185,000 | $72 | 42 |
| 1936 Carey Ave | 0.53mi | 4/2.0 (-1) | 1,988 (-14%) | 9mo | $210,500 | $106 | 39 |
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
- -4.0%
- Equity multiple
- 0.85×
- Total profit
- $-6,369
- Equity at exit
- $22,351
10-year hold
- IRR
- 7.4%
- Equity multiple
- 1.60×
- Total profit
- $25,101
- Equity at exit
- $12,961
Cash invested: $41,972 (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.
ZIP-level market 52803
- Home prices YoY
- -34.5%
- Rents YoY
- 4.6%
- Active inventory
- 160
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $1,593 high interval (Pro) →
- Mortgage (P&I)
- −$786
- Tax from tax record
- −$169 /mo · $2,024/yr
- Insurance
- −$62
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$334
- Net cashflow
- $241
Break-even live
Break-even rent
$1,288
Max offer price
$149,900
Occupancy floor
80%
Sensitivity live
| Price | -10% $326 | -5% $283 | +0% $241 | +5% $199 | +10% $156 |
|---|---|---|---|---|---|
| Rent | -10% $115 | -5% $178 | +0% $241 | +5% $304 | +10% $367 |
| Rate | -1.0pp $317 | -0.5pp $279 | base $241 | +0.5pp $202 | +1.0pp $163 |
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
- $37,475
- Closing costs
- $4,497
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 6 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 616 E 6th St Davenport, IA | 4.0 | 1.0 | 1578 | $1,712 | $1.08 | 44d | 1 | 0.48mi |
| 309 E 11th St Davenport, IA | 5.0 | 2.0 | 2925 | $1,495 | $0.51 | 21d | 1 | 0.51mi |
| 1527 Fulton Ct Davenport, IA | 4.0 | 2.0 | 1850 | $1,775 | $0.96 | 44d | 1 | 0.53mi |
| 1511 N Ripley St Davenport, IA | 4.0 | 2.0 | 1872 | $1,450 | $0.77 | 21d | 1 | 0.93mi |
| 1323 N Gaines St Davenport, IA | 4.0 | 2.0 | 1733 | $1,350 | $0.78 | 21d | 1 | 1.12mi |
| 621 W 15th St Davenport, IA | 4.0 | 2.0 | 1833 | $1,500 | $0.82 | 14d | 1 | 1.12mi |
Listing history 27 events
-
2026-05-24status Pending
-
2026-05-24status Pending
-
2026-05-22status Pending
-
2026-04-03historical
-
2026-03-23status Active
-
2026-03-19status Pending
-
2026-03-09price
-
2026-02-09status Active
-
2026-02-09price
-
2026-01-08status Pending
-
2026-01-05historical
-
2025-11-07status Pending
-
2025-11-07historical
-
2025-11-07historical
-
2025-11-07historical
-
2025-11-07historical
-
2025-11-07historical
-
2025-09-09
-
2025-09-09Active
-
2022-11-29historical
-
2022-11-28historical
-
2022-10-28Active
-
2021-08-06historical
-
2012-05-17soldstatus $92,700
-
2012-05-17soldstatus $92,700
-
2012-03-22$89,900
-
2012-03-22$89,900
ⓘ 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
- $2,024 · $169/mo
- Projected year-2 tax
- $2,189 · $182/mo
- Expected delta
- +$165/yr (+$14/mo · 8.1%)
ⓘ 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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $19,113
- − Mortgage interest
- −$8,397
- − Property taxes
- −$2,024
- − Insurance
- −$750
- − Repairs & maintenance
- −$1,529
- − Management
- −$1,529
- − Depreciation
- −$4,361
- Taxable income
- $524
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$126
- After-tax cash flow
- $2,767/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
- 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
+3.1% since first listed27 events — show timeline
- 2026-05-24 Pending — MRED as Distributed by MLS Grid
- 2026-05-24 Pending — MRED as Distributed by MLS Grid
- 2026-05-22 Pending — MRED as Distributed by MLS Grid
- 2026-04-03 Listing Removed — MRED as Distributed by MLS Grid
- 2026-03-23 Relisted — MRED as Distributed by MLS Grid
- 2026-03-19 Pending — MRED as Distributed by MLS Grid
- 2026-03-09 Price Changed — MRED as Distributed by MLS Grid
- 2026-02-09 Relisted — MRED as Distributed by MLS Grid
- 2026-02-09 Price Changed — MRED as Distributed by MLS Grid
- 2026-01-08 Pending — MRED as Distributed by MLS Grid
- 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
- 2025-11-07 Pending — RMLSA as Distributed by MLS Grid
- 2025-11-07 Listing Removed — RMLSA as Distributed by MLS Grid
- 2025-11-07 Listing Removed — MRED as Distributed by MLS Grid
- 2025-11-07 Listing Removed — MRED as Distributed by MLS Grid
- 2025-11-07 Listing Removed — MRED as Distributed by MLS Grid
- 2025-11-07 Listing Removed — MRED as Distributed by MLS Grid
- 2025-09-09 Listed — RMLSA as Distributed by MLS Grid
- 2025-09-09 Listed — MRED as Distributed by MLS Grid
- 2022-11-29 Listing Removed — RMLSA as Distributed by MLS Grid
- 2022-11-28 Listing Removed — MRED as Distributed by MLS Grid
- 2022-10-28 Listed — RMLSA as Distributed by MLS Grid
- 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
- 2012-05-17 Sold (MLS) $92,700 MRED as Distributed by MLS Grid
- 2012-05-17 Sold (MLS) $92,700 RMLSA as Distributed by MLS Grid
- 2012-03-22 Listed $89,900 MRED as Distributed by MLS Grid
- 2012-03-22 Listed $89,900 RMLSA as Distributed by MLS Grid
Property tax history
+0.6%/yrLatest (2025): $2,024 · +2.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…