425 W 16th St · Davenport, IA 52806

$85,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 78 Days on market

Built 1900 435 sqft lot $59/sqft · 33% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oh hi... didn't expect you to find me this quickly-but I get it, I'm kind of a catch. I'm 425 W 16th St, and I come with something everyone loves... built-in income. Currently renting for 1,680/month (yes, that includes utilities, mowing, and even a pet fee), so if you're looking for an investment that's already working for you-congrats, you just found it. Step inside and you'll see I'm set up for easy living. All 3 bedrooms are tucked upstairs, giving everyone their own space, while the main level keeps things practical with a full bath and-wait for it-main floor laundry. I've got solid bones where it counts, too. My roof was replaced in 2022, so one of the big-ticket items is already checked off your list. That means less worrying about the "what ifs" and more focusing on the "what's next." Out back, I've got a yard with room to breathe and a shed that... let's call it "full of potential." Give it some TLC and bring it back to life, or start fresh and make the space your own. Either way, it's an opportunity waiting to happen. And let's talk location... I'm just minutes from St. Ambrose University and Palmer College of Chiropractic, making me a smart choice for steady rental demand or easy access to campus life. Whether you're looking to expand your portfolio or step into a home with income potential already built in, I'm ready to deliver. Low fuss, steady return, and just enough room to add your own touch-I'd say that's a pretty smart move. Owner would like to sell this as an investment package with 2 other rentals all nearby.

Key facts

• Yard with room
• Main floor laundry
• Roof replaced

Tags

• MAIN FLOOR LAUNDRY
• ROOF REPLACED
• YARD WITH ROOM
• SHED FULL OF POTENTIAL
• EASY ACCESS TO CAMPUS LIFE

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$201,558) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+1.8%/yr); 162 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); 65% 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 $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 + 1.8% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 7013% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $73k; 16% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.29%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $201,558
• List price: $85,000
• Delta: -57.83%
• 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
734 W 17th St	0.27mi	3/1.0	1,389 (-4%)	2mo	$138,000	$99	79
727 W 11th St	0.43mi	3/1.0	1,428 (-2%)	1mo	$65,000	$46	76
911 W 16th St	0.35mi	3/1.0	1,356 (-7%)	1mo	$152,000	$112	71
2211 Western Ave	0.44mi	3/2.0	1,484 (+2%)	3mo	$175,000	$118	69
1127 N Ripley St St	0.29mi	4/1.0 (+1)	1,660 (+14%)	3mo	$93,000	$56	55
1527 N Marquette St	0.60mi	4/1.5 (+1)	1,558 (+7%)	1mo	$80,444	$52	52
617 Warren St	0.73mi	3/1.0	1,565 (+8%)	1mo	$85,000	$54	52
2010 Lillie Ave	0.62mi	2/1.0 (-1)	1,350 (-7%)	4mo	$151,000	$112	51
402 E Pleasant St	0.59mi	4/1.0 (+1)	1,300 (-10%)	1mo	$140,000	$108	50
1324 Marquette St	0.65mi	3/2.0	1,302 (-10%)	1mo	$115,000	$88	47
2323 Frances Pl	0.67mi	3/2.0	1,293 (-11%)	1mo	$240,000	$186	46
1341 W 14th St	0.72mi	3/1.5	1,244 (-14%)	1mo	$131,900	$106	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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.54×
• Total profit: $12,852
• Equity at exit: $12,674

10-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $41,315
• 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 52806

• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$446
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $442

Break-even live

Break-even rent $738

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $490	-5% $466	+0% $442	+5% $418	+10% $394
Rent	-10% $340	-5% $391	+0% $442	+5% $493	+10% $545
Rate	-1.0pp $485	-0.5pp $464	base $442	+0.5pp $420	+1.0pp $398

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	0.07mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	14d	1	0.09mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.09mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	45d	1	0.10mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.14mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.21mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.27mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.27mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	22d	1	0.29mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.37mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.41mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	45d	1	0.42mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	22d	1	0.46mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.50mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	45d	1	0.62mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	45d	1	0.66mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	45d	1	0.66mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	45d	1	0.80mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	22d	1	0.81mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	14d	4	0.86mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	45d	1	0.87mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	45d	1	0.87mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	14d	1	0.89mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	45d	1	0.90mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	45d	1	0.90mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	45d	1	0.90mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	45d	1	0.90mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	45d	1	0.90mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	45d	1	0.90mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	0.90mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	45d	1	0.90mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	0.90mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	45d	1	0.90mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	0.91mi
2809 N Main St Davenport, IA	3.0	1.5	1000	$1,350	$1.35	22d	1	0.93mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.94mi
1301 Arlington Ave Unit 1305 Davenport, IA	2.0	1.0	900	$895	$0.99	14d	1	0.94mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	45d	1	0.98mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	45d	1	0.99mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	1.00mi

Listing history 26 events

1. 2026-06-21
   days on market $85,000 Active 78 DOM
2. 2026-06-18
   days on market $85,000 Active 75 DOM
3. 2026-06-17
   days on market $85,000 Active 74 DOM
4. 2026-06-16
   days on market $85,000 Active 73 DOM
5. 2026-06-15
   days on market $85,000 Active 72 DOM
6. 2026-06-14
   days on market $85,000 Active 70 DOM
7. 2026-06-13
   days on market $85,000 Active 69 DOM
8. 2026-06-10
   days on market $85,000 Active 67 DOM
9. 2026-06-09
   days on market $85,000 Active 66 DOM
10. 2026-06-08
    days on market $85,000 Active 65 DOM
11. 2026-06-07
    days on market $85,000 Active 64 DOM
12. 2026-06-03
    days on market $85,000 Active 60 DOM
13. 2026-06-02
    days on market $85,000 Active 59 DOM
14. 2026-06-01
    days on market $85,000 Active 58 DOM
15. 2026-05-31
    days on market $85,000 Active 57 DOM
16. 2026-05-30
    days on market $85,000 Active 56 DOM
17. 2026-04-09
    historical 1584-char remark

    Show marketing remark (1584 chars)

    Oh hi... didn't expect you to find me this quickly-but I get it, I'm kind of a catch. I'm 425 W 16th St, and I come with something everyone loves... built-in income. Currently renting for 1,680/month (yes, that includes utilities, mowing, and even a pet fee), so if you're looking for an investment that's already working for you-congrats, you just found it. Step inside and you'll see I'm set up for easy living. All 3 bedrooms are tucked upstairs, giving everyone their own space, while the main level keeps things practical with a full bath and-wait for it-main floor laundry. I've got solid bones where it counts, too. My roof was replaced in 2022, so one of the big-ticket items is already checked off your list. That means less worrying about the "what ifs" and more focusing on the "what's next." Out back, I've got a yard with room to breathe and a shed that... let's call it "full of potential." Give it some TLC and bring it back to life, or start fresh and make the space your own. Either way, it's an opportunity waiting to happen. And let's talk location... I'm just minutes from St. Ambrose University and Palmer College of Chiropractic, making me a smart choice for steady rental demand or easy access to campus life. Whether you're looking to expand your portfolio or step into a home with income potential already built in, I'm ready to deliver. Low fuss, steady return, and just enough room to add your own touch-I'd say that's a pretty smart move. Owner would like to sell this as an investment package with 2 other rentals all nearby.

18. 2024-10-17
    historical $1,195
19. 2024-10-08
    listed $1,195
20. 2021-09-08
    soldstatus $73,000
21. 2021-08-07
    historical
22. 2021-07-27
    soldstatus $73,000
23. 2021-07-27
    soldstatus $73,000
24. 2021-03-08
    listed $74,500
25. 2021-03-08
    listed $74,500
26. 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: $1,218 · $102/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$58/yr (+$5/mo · 4.8%)

ⓘ 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: $15,566
• − Mortgage interest: −$4,761
• − Property taxes: −$1,218
• − Insurance: −$425
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,473
• Taxable income: $4,198
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,297/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): 26,871
• Household income: $74,297
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 735.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Vietnamese 1% Chinese 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: ▼ -127.41%
• Current HPI: 185.0808
• Rent YoY: ▲ 1.80%
• 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

-98.4% since first listed

10 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-17 Rental Removed $1,195 BUILDIUM
• 2024-10-08 Listed for Rent $1,195 BUILDIUM
• 2021-09-08 Sold (Public Records) $73,000 Public Records
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-27 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2021-07-27 Sold (MLS) $73,000 RMLSA as Distributed by MLS Grid
• 2021-03-08 Listed $74,500 MRED as Distributed by MLS Grid
• 2021-03-08 Listed $74,500 RMLSA as Distributed by MLS Grid
• 2021-02-19 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,218 · -11.1% YoY. Source: county tax records.