222 S Elmwood Ave · Davenport, IA 52802

$115,000

4 bd · 2.5 ba · 1,632 sqft · MultiFamily public records · 52 Days on market

Built 1918 8,712 sqft lot Est $125k · 8% under

---

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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• 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

turnkey duplex across the street from a park! Both units are 2 bed 1 bath with full unfinished basements that work great as additional space. Convenient off street parking available from the back alley access. One unit is currently occupied and renting for $795/month. The other is ready for its next tenant. Tenant's pay all utilities. 48hr notice required.

Key facts

• Off street parking
• Turnkey duplex
• Back alley access

Tags

• TURNKEY DUPLEX
• FULL UNFINISHED BASEMENTS
• OFF STREET PARKING
• BACK ALLEY ACCESS

Property features AI

Finance

• Financial info: Two-unit building; Unit 1 rent $795 (security deposit $795) — lease through May 1, 2026; Unit 2 rent $750 (security deposit $750) — lease date listed (Dec 1, 1999) — tenant pays all utilities

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-to-four unit property; Over 100 years old; Built before 1978
• Construction: Shake siding exterior; Asphalt roof; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 80 x 110

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 4 bedrooms total; Each unit has 2 bedrooms (two 2-bedroom units)
• Bathrooms: 2 full bathrooms total
• Heating & cooling: Natural gas heating; Forced air
• Interior features: 10 total rooms; Unfinished full basement
• Laundry & utility: Tenant pays all utilities

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Hayes Elementary School (math 41% / reading 46%, grade F, #560 of 616 statewide, top 91%, 339 students, 60% FRL); Frank L Smart Intermediate (math 27% / reading 30%, grade F, #246 of 246 statewide, top 100%, 313 students, 71% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL).
• Market conditions: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% of the median local income ($54k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $115k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 52 days. Have you received any prior offers? Is the seller open to a 3% 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 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $124,651
• List price: $115,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $19,816
• Equity at exit: $17,147

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $66,835
• 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 52802

• Home prices YoY: -28.3%
• Active inventory: 67
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$603
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $603

Break-even live

Break-even rent $1,002

Max offer price $115,000

Occupancy floor 61%

Sensitivity live

Price	-10% $668	-5% $636	+0% $603	+5% $571	+10% $538
Rent	-10% $464	-5% $534	+0% $603	+5% $673	+10% $743
Rate	-1.0pp $661	-0.5pp $633	base $603	+0.5pp $574	+1.0pp $543

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,766
Total (2 units)			$1,766

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	15d	1	0.00mi
2424 Telegraph Rd Davenport, IA	4.0	2.0	2000	$1,750	$0.88	45d	1	0.29mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	45d	1	0.55mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	1.01mi

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 52 DOM
2. 2026-06-18
   days on market $115,000 Active 49 DOM
3. 2026-06-17
   days on market $115,000 Active 48 DOM
4. 2026-06-16
   days on market $115,000 Active 47 DOM
5. 2026-06-15
   days on market $115,000 Active 46 DOM
6. 2026-06-14
   days on market $115,000 Active 44 DOM
7. 2026-06-13
   days on market $115,000 Active 43 DOM
8. 2026-06-10
   days on market $115,000 Active 41 DOM
9. 2026-06-09
   days on market $115,000 Active 40 DOM
10. 2026-06-08
    days on market $115,000 Active 39 DOM
11. 2026-06-07
    days on market $115,000 Active 38 DOM
12. 2026-06-03
    days on market $115,000 Active 34 DOM
13. 2026-06-02
    days on market $115,000 Active 33 DOM
14. 2026-06-01
    days on market $115,000 Active 32 DOM
15. 2026-05-31
    days on market $115,000 Active 31 DOM
16. 2026-05-30
    days on market $115,000 Active 30 DOM
17. 2026-04-30
    listed $115,000 Active 361-char remark
18. 2021-08-06
    historical
19. 2021-03-03
    soldstatus $76,000
20. 2008-02-08
    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: $1,690 · $141/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$58/yr (+$5/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $21,192
• − Mortgage interest: −$6,442
• − Property taxes: −$1,690
• − Insurance: −$575
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,345
• Taxable income: $5,749
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $5,860/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): 9,466
• Household income: $54,380
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 244.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -59.59%
• Current HPI: 151.2076
• Rent YoY: —
• 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

+51.3% since first listed

4 events — show timeline

• 2026-04-30 Listed $115,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-03-03 Sold (Public Records) $76,000 Public Records
• 2008-02-08 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,690 · +2.4% YoY. Source: county tax records.