1626 Esplanade Ave · Davenport, IA 52803

$140,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records

Built 1900 7,500 sqft lot Est $169k · 17% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks MLS

This up & down duplex has been owner occupied for nearly 40 years. Well kept property with good income potential. Stove & refrigerator in both units stay, newer water heater, 2 car garage with storage/office room over head, garage block walls need repair and being sold "As Is". Off street parking & on street parking. great investment opportunity. Laundry hookups in the basement for main floor unit.

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.3% 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); 165 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $968 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $140,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $168,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Esplanade Ave	0.02mi	3/1.0	1,976 (+8%)	2mo	$85,000	$43	81
1110 Oneida Ave	0.44mi	4/2.0 (+1)	1,764 (-4%)	0mo	$45,000	$26	68
38 Oak Ln	0.48mi	3/1.0	1,906 (+4%)	2mo	$175,000	$92	65
1611 E High St	0.26mi	4/2.0 (+1)	1,641 (-11%)	2mo	$212,000	$129	63
2107 E Locust St	0.48mi	4/1.5 (+1)	1,761 (-4%)	3mo	$162,000	$92	62
2304 Elm St	0.67mi	3/2.5	1,789 (-3%)	3mo	$271,000	$151	60
1906 E 13th St	0.42mi	4/1.0 (+1)	1,656 (-10%)	2mo	$124,900	$75	53
1108 Arlington Ave	0.57mi	3/1.0	1,668 (-9%)	2mo	$99,999	$60	52
2003 E Rusholme St	0.55mi	4/2.0 (+1)	1,663 (-9%)	4mo	$292,500	$176	50
1938 Leclaire St	0.71mi	4/3.0 (+1)	1,916 (+4%)	0mo	$220,000	$115	50
1422 Arlington Ave	0.42mi	4/1.5 (+1)	2,080 (+13%)	2mo	$118,500	$57	50
2334 Elm St	0.72mi	3/2.0	1,627 (-11%)	3mo	$237,000	$146	45

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,226
• Equity at exit: $20,874

10-year hold

• IRR: 7.9%
• Equity multiple: 1.65×
• Total profit: $25,343
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$734
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $235

Break-even live

Break-even rent $1,249

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $314	-5% $274	+0% $235	+5% $195	+10% $155
Rent	-10% $113	-5% $174	+0% $235	+5% $296	+10% $357
Rate	-1.0pp $305	-0.5pp $270	base $235	+0.5pp $198	+1.0pp $161

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	45d	1	0.15mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	22d	1	0.40mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	0.65mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.80mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	22d	1	0.92mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	0.94mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.99mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	1.07mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	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 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	1.17mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	1.17mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	1.20mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	1.21mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	45d	1	1.37mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	1.42mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	1.44mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	1.45mi

Listing history 22 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-27
   soldstatus $142,000
5. 2026-01-26
   soldstatus $142,000 Closed
6. 2026-01-26
   soldstatus $142,000 Closed
7. 2026-01-26
   soldstatus $142,000 Closed
8. 2026-01-26
   soldstatus $142,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-12-11
    status Pending
12. 2025-12-11
    historical
13. 2025-12-11
    historical
14. 2025-12-04
    price
15. 2025-11-26
    listed Active
16. 2025-11-26
    listed $140,000
17. 2025-11-13
    historical
18. 2018-06-22
    soldstatus $75,000
19. 2018-06-20
    soldstatus $75,000 423-char remark

    Show marketing remark (423 chars)

    This up & down duplex has been owner occupied for nearly 40 years. Well kept property with good income potential. Stove & refrigerator in both units stay, newer water heater, 2 car garage with storage/office room over head, garage block walls need repair and being sold "As Is". Off street parking & on street parking. great investment opportunity. Laundry hookups in the basement for main floor unit.

20. 2018-06-20
    soldstatus $75,000 423-char remark

    Show marketing remark (423 chars)

    This up & down duplex has been owner occupied for nearly 40 years. Well kept property with good income potential. Stove & refrigerator in both units stay, newer water heater, 2 car garage with storage/office room over head, garage block walls need repair and being sold "As Is". Off street parking & on street parking. great investment opportunity. Laundry hookups in the basement for main floor unit.

21. 2018-02-08
    listed $75,000 423-char remark

    Show marketing remark (423 chars)

    This up & down duplex has been owner occupied for nearly 40 years. Well kept property with good income potential. Stove & refrigerator in both units stay, newer water heater, 2 car garage with storage/office room over head, garage block walls need repair and being sold "As Is". Off street parking & on street parking. great investment opportunity. Laundry hookups in the basement for main floor unit.

22. 2018-02-08
    listed $75,000 423-char remark

    Show marketing remark (423 chars)

    This up & down duplex has been owner occupied for nearly 40 years. Well kept property with good income potential. Stove & refrigerator in both units stay, newer water heater, 2 car garage with storage/office room over head, garage block walls need repair and being sold "As Is". Off street parking & on street parking. great investment opportunity. Laundry hookups in the basement for main floor unit.

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,548
• − Mortgage interest: −$7,842
• − Property taxes: −$2,327
• − Insurance: −$700
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,073
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,663/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

+89.3% since first listed

22 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
• 2026-01-27 Sold (Public Records) $142,000 Public Records
• 2026-01-26 Sold (MLS) $142,000 MRED as Distributed by MLS Grid
• 2026-01-26 Sold (MLS) $142,000 MRED as Distributed by MLS Grid
• 2026-01-26 Sold (MLS) $142,000 MRED as Distributed by MLS Grid
• 2026-01-26 Sold (MLS) $142,000 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
• 2025-12-11 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-04 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-26 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-26 Listed $140,000 MRED as Distributed by MLS Grid
• 2025-11-13 Coming Soon — RMLSA as Distributed by MLS Grid
• 2018-06-22 Sold (Public Records) $75,000 Public Records
• 2018-06-20 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2018-06-20 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2018-02-08 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2018-02-08 Listed $75,000 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $2,327 · +28.0% YoY. Source: county tax records.