1925 Vine St · Davenport, IA 52804

$129,900

3 bd · 1.0 ba · 1,799 sqft · SingleFamily public records · 4 Days on market

Built 1900 7,841 sqft lot Est $192k · 33% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hold Harmelss must be signed and turned in to listing agent prior to going to property.Property listed as-is, where-is. No warranties expressed or implied are included in this sale. Subject property is being sold in its present AS-IS condition. Buyer to verify sewer/septic/water/well connection. Seller makes no representation regarding sewer/septic/water/well connection. Buyer will satisfy themselves as to the condition of said property, & any requirements regarding permitted & non-permitted areas of the subject property. Buyer & buyer's agent should verify all measurements & info per assess.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding
• Exterior features: Public water; Public sewer; Residential zoning; Subdivision: Peterson's addition

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central air
• Interior features: Basement present; Microwave; Refrigerator; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.0% 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: Adams Elementary School (math 48% / reading 51%, grade D, #514 of 616 statewide, top 85%, 511 students, 54% FRL); Williams Intermediate (math 33% / reading 37%, grade F, #243 of 246 statewide, top 99%, 423 students, 63% FRL); North High School (math 45% / reading 59%, grade D+, #299 of 336 statewide, top 91%, 1,352 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 162 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $898 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.
• Current owner paid $26k; list at $130k implies a 390% 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 $129,900

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: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $192,493
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 W Locust St	0.12mi	3/1.5	1,839 (+2%)	1mo	$190,000	$103	88
1121 W 15th St	0.32mi	3/1.5	1,699 (-6%)	1mo	$129,000	$76	73
1012 W 16th St	0.19mi	4/1.0 (+1)	1,917 (+7%)	4mo	$165,000	$86	72
2002 Lillie Ave	0.18mi	3/2.0	1,936 (+8%)	4mo	$237,000	$122	72
2414 Armil Pl	0.42mi	3/2.0	1,898 (+6%)	1mo	$320,000	$169	66
2317 Washington Ln	0.60mi	3/2.0	1,731 (-4%)	3mo	$218,000	$126	59
2654 Fillmore Ln	0.70mi	3/1.5	1,857 (+3%)	2mo	$245,000	$132	59
903 Vine St	0.70mi	3/—	1,880 (+4%)	3mo	$21,600	$11	57
2325 N Marquette St	0.38mi	3/2.0	2,029 (+13%)	1mo	$217,000	$107	56
1527 N Marquette St	0.31mi	4/1.5 (+1)	1,558 (-13%)	1mo	$80,444	$52	55
1127 N Ripley St St	0.67mi	4/1.0 (+1)	1,660 (-8%)	3mo	$93,000	$56	48
2718 Western Ave	0.63mi	3/1.5	1,539 (-14%)	2mo	$199,900	$130	42

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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,885
• Equity at exit: $19,369

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $14,400
• Equity at exit: $11,231

Cash invested: $36,372 (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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 162
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$681
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $183

Break-even live

Break-even rent $1,198

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $257	-5% $220	+0% $183	+5% $147	+10% $110
Rent	-10% $70	-5% $127	+0% $183	+5% $240	+10% $296
Rate	-1.0pp $249	-0.5pp $216	base $183	+0.5pp $150	+1.0pp $115

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.36mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	45d	1	0.36mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	15d	1	0.37mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	22d	1	0.40mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	22d	1	0.44mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	22d	1	0.51mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	45d	1	0.68mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	0.79mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	45d	1	0.83mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	45d	1	0.88mi
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	15d	1	1.09mi
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	1.28mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	45d	1	1.28mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	45d	1	1.28mi
102 W 35th St Unit 105W_35 Davenport, IA	3.0	2.0	1500	$1,150	$0.77	45d	1	1.30mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	15d	3	1.32mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	15d	4	1.36mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	45d	1	1.41mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	22d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $129,900 Active 4 DOM
2. 2026-06-18
   remarks 482-char remark
3. 2026-06-18
   listed $129,900 Active 1 DOM

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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: $17,162
• − Mortgage interest: −$7,276
• − Property taxes: −$2,534
• − Insurance: −$650
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,779
• Taxable income: $177
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,157/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): 26,835
• Household income: $65,849
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 830.0

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% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -66.50%
• Current HPI: 196.2267
• Rent YoY: ▲ 3.99%
• 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

+334.4% since first listed

10 events — show timeline

• 2026-06-17 Listed $129,900 Muscatine BOR
• 2025-03-13 Rental Removed $1,450 RMLSA
• 2024-12-31 Listed for Rent $1,450 RMLSA
• 2024-12-16 Rental Removed $1,500 RMLSA
• 2024-10-18 Listed for Rent $1,500 RMLSA
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $26,500 RMLSA as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $26,500 MRED as Distributed by MLS Grid
• 2013-10-23 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2013-10-23 Listed $29,900 MRED as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $2,534 · +2.5% YoY. Source: county tax records.