1233 Eastern Ave · Davenport, IA 52803

$115,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 42 Days on market

Built 1888 1,710 sqft lot Est $158k · 27% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• 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

2 bed 1 full bath. Owner gets $1095 a month from current tenant. Tenant lease expires 4/2026. This would be a great investment property. View this hands-off approach now! Owner installed LVP throughout main level! Schedule a showing ASAP! Seller is a licensed agent in IL & IA

Key facts

• 1,710 sq ft lot
• Built 1888
• Listed 42 days

Tags

• LVP THROUGHOUT MAIN LEVEL

Property features AI

Finance

• Other: Lot dimensions approximately 30 x 57

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story; Over 100 years old; Built before 1978
• Construction: Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Separate dining room; Full basement with egress window
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$157,920) 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 $115k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (2.0% below list).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Mckinley Elementary School (math 51% / reading 60%, grade C, #457 of 616 statewide, top 74%, 413 students, 48% FRL); Sudlow Intermediate (math 49% / reading 58%, grade C+, #208 of 246 statewide, top 84%, 524 students, 53% FRL); 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 $795 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $115k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1888 — 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: 0.98% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 E 16th St	0.27mi	3/1.5 (+1)	1,152 (+3%)	9mo	$83,000	$72	68
2222 E 13th St	0.36mi	3/1.0 (+1)	1,152 (+3%)	8mo	$163,000	$141	67
1815 Belle Ave	0.52mi	2/1.0	1,039 (-7%)	3mo	$84,900	$82	61
1803 Belle Ave	0.51mi	3/1.0 (+1)	1,191 (+6%)	1mo	$84,900	$71	60
2316 E Pleasant St St	0.60mi	3/1.5 (+1)	1,116 (-0%)	6mo	$150,000	$134	60
2512 E 18th St	0.71mi	2/1.0	1,119 (-0%)	10mo	$182,000	$163	58
1704 Jersey Ridge Rd	0.56mi	3/1.0 (+1)	1,179 (+5%)	6mo	$170,000	$144	55
71 Crestwood Ter	0.62mi	3/2.0 (+1)	1,160 (+4%)	2mo	$305,000	$263	54
1530 Spring St	0.23mi	3/1.0 (+1)	960 (-14%)	11mo	$129,000	$134	51
2209 Spring Ct	0.68mi	2/1.5	1,187 (+6%)	7mo	$227,000	$191	51
1924 E Rusholme St	0.72mi	3/2.0 (+1)	1,130 (+1%)	11mo	$246,000	$218	47
2030 Esplanade Ave	0.56mi	3/2.0 (+1)	1,263 (+13%)	6mo	$175,000	$139	38

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,562
• Equity at exit: $17,147

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $12,969
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $146

Break-even live

Break-even rent $943

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $211	-5% $178	+0% $146	+5% $113	+10% $81
Rent	-10% $57	-5% $101	+0% $146	+5% $190	+10% $235
Rate	-1.0pp $204	-0.5pp $175	base $146	+0.5pp $116	+1.0pp $86

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Bridge Ave Apt 2 Davenport, IA	1.0	1.0	700	$750	$1.07	22d	1	0.40mi
908 Bridge Ave Apt 5 Davenport, IA	1.0	1.0	800	$750	$0.94	22d	1	0.45mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	22d	1	0.48mi
1105 Tremont Ave Unit 1107 Davenport, IA	2.0	1.0	728	$795	$1.09	15d	1	0.53mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	15d	1	0.58mi
811 E 14th St Davenport, IA	1.0	1.0	579	$600	$1.04	45d	4	0.64mi
804 E 14th St Apt 1 Davenport, IA	1.0	1.0	800	$775	$0.97	45d	1	0.65mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	45d	1	0.72mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	0.74mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,559	$1.31	22d	1	0.83mi
1724 Farnam St Unit upper Davenport, IA	1.0	1.0	985	$725	$0.74	22d	1	0.89mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	1.03mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	22d	1	1.05mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	15d	4	1.11mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	1.11mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	45d	1	1.12mi
402 E 4th St Davenport, IA	1.0–2.0	1.0	749	$1,218	$1.63	45d	2	1.15mi
402 E 4th St Davenport, IA	1.0–2.0	1.0	805	$1,188	$1.48	15d	1	1.15mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	45d	1	1.17mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	1.17mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	45d	1	1.17mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	1.17mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	1.17mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	1.17mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	1.17mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	45d	1	1.17mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	1.17mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	1.17mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	1.17mi
511 Pershing Ave Apt 304W Davenport, IA	1.0	1.0	775	$1,086	$1.40	45d	1	1.17mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	1.19mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	1.19mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	1.19mi
133 W 13th St Apt 3 Davenport, IA	2.0	1.0	800	$1,150	$1.44	15d	1	1.26mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	1.26mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	15d	2	1.31mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	1.32mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	45d	1	1.32mi
421 N Brady St Unit 11 Davenport, IA	1.0	1.0	945	$1,059	$1.12	15d	1	1.33mi
421 N Brady St Unit 5 Davenport, IA	1.0	1.0	780	$968	$1.24	45d	1	1.33mi

Listing history 12 events

1. 2026-05-22
   status Active
2. 2026-01-31
   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. 2025-09-12
   listed Active
9. 2022-01-21
   price $1,050
10. 2021-02-02
    soldstatus $36,000
11. 2013-08-01
    soldstatus $55,500
12. 2009-06-30
    soldstatus $55,449

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: +$340/yr (+$28/mo · 30.2%)

ⓘ 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: $13,527
• − Mortgage interest: −$6,442
• − Property taxes: −$1,126
• − Insurance: −$575
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,345
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,778/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

-98.1% since first listed

12 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-01-31 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
• 2025-09-12 Listed — RMLSA as Distributed by MLS Grid
• 2022-01-21 Price Changed $1,050 RENT.
• 2021-02-02 Sold (Public Records) $36,000 Public Records
• 2013-08-01 Sold (Public Records) $55,500 Public Records
• 2009-06-30 Sold (Public Records) $55,449 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,126 · +2.4% YoY. Source: county tax records.