1713 W 9th St · Davenport, IA 52804

$85,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 48 Days on market

Built 1900 4,356 sqft lot $71/sqft · 20% below area Est $107k · 20% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Welcome to this charming 3 bedroom 1 bathroom home nestled in Davenport.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 48 days

Property features AI

Finance

• Other: Living area reported by assessor; Approx. total finished area 1,190; Main level finished area 904, upper level 286, unfinished basement 904; Lot dimensions approximately 42 x 107 (less than 0.25 acre)
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Property is over 100 years old; Facing and entry details not provided
• Construction: Aluminum siding; Asphalt roof; Stone foundation; Built before 1978
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Kitchen with eating area/table space (13 x 12), vinyl flooring
• Bedrooms: Master bedroom on second level (15 x 11) with hardwood floors; Second bedroom on second level (12 x 11) with hardwood floors; Third bedroom on main level (9 x 11) with hardwood floors
• Flooring: Hardwood flooring in bedrooms and dining room; Vinyl flooring in kitchen; Other flooring in living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: 6 total rooms; Separate dining room; Unfinished full basement
• Laundry & utility: Laundry room

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 $337 ($4k/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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+4.0%/yr); 161 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 + 4.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $33k; list at $85k implies a 159% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1900 — 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: 1.44% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (median comp): $106,745
• List price: $85,000
• Delta: -20.37%
• 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
1701 W 8th St	0.06mi	3/1.0	1,090 (-8%)	3mo	$78,500	$72	81
2217 W 13th St	0.56mi	3/1.0	1,200 (+1%)	2mo	$157,000	$131	71
1341 W 14th St	0.52mi	3/1.5	1,244 (+4%)	1mo	$131,900	$106	65
314 Washington St	0.42mi	3/2.0	1,275 (+7%)	1mo	$109,900	$86	64
1618 N Marquette St	0.71mi	3/1.5	1,176 (-1%)	3mo	$87,000	$74	61
1219 W 8th St	0.45mi	2/2.0 (-1)	1,260 (+6%)	2mo	$129,000	$102	59
1725 Wilkes Ave	0.66mi	3/2.0	1,175 (-1%)	5mo	$204,000	$174	59
1118 W 15th St	0.72mi	3/1.0	1,218 (+2%)	5mo	$179,900	$148	58
2102 W 18th St	0.73mi	3/1.0	1,236 (+4%)	1mo	$155,000	$125	58
1324 Marquette St	0.57mi	3/2.0	1,302 (+9%)	1mo	$115,000	$88	53
2006 Claussen St	0.73mi	3/1.5	1,253 (+5%)	5mo	$125,000	$100	51
2025 W 3rd St	0.60mi	3/1.0	1,020 (-14%)	2mo	$125,000	$123	46

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $8,992
• Equity at exit: $12,674

10-year hold

• IRR: 19.5%
• Equity multiple: 2.72×
• Total profit: $40,844
• 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 52804

• Home prices YoY: -25.3%
• Rents YoY: 4.0%
• Active inventory: 161
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$446
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $337

Break-even live

Break-even rent $798

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $385	-5% $361	+0% $337	+5% $313	+10% $289
Rent	-10% $241	-5% $289	+0% $337	+5% $386	+10% $434
Rate	-1.0pp $380	-0.5pp $359	base $337	+0.5pp $315	+1.0pp $293

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 W 7th St Davenport, IA	4.0	1.0	1278	$1,712	$1.34	14d	1	0.08mi
627 N Division St Davenport, IA	2.0	1.0	800	$800	$1.00	44d	1	0.11mi
1607 W 12th St Davenport, IA	1.0–2.0	1.0	800	$740	$0.93	44d	3	0.18mi
1529 W 6th St Davenport, IA	2.0	1.0	794	$850	$1.07	14d	1	0.19mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	14d	1	0.31mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	44d	1	0.46mi
1445 W 16th St Unit 3 Davenport, IA	2.0	1.0	765	$915	$1.20	44d	1	0.57mi
1912 Dixwell St Davenport, IA	4.0	2.0	1116	$1,300	$1.16	44d	1	0.68mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	44d	1	0.80mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	0.81mi
445 Waverly Rd Davenport, IA	2.0	1.0	980	$1,200	$1.22	44d	1	0.81mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	21d	1	0.89mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	0.91mi
510 S Lincoln Ave Davenport, IA	2.0	1.0	1184	$1,195	$1.01	21d	1	1.00mi
301 S Thornwood Ave Davenport, IA	3.0	1.0	1242	$1,395	$1.12	14d	1	1.08mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	1.11mi
2608 Wilkes Ave Davenport, IA	2.0	1.0	755	$950	$1.26	21d	1	1.24mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	14d	1	1.25mi
901 W 15th St Davenport, IA	1.0–2.0	1.0–2.0	950	$895	$0.94	14d	1	1.28mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	44d	1	1.28mi
410 N Main St Unit 230 Davenport, IA	2.0	1.0	800	$1,250	$1.56	44d	1	1.29mi
133 W 13th St Apt 3 Davenport, IA	2.0	1.0	800	$1,150	$1.44	14d	1	1.32mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	1.36mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	14d	2	1.38mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	44d	1	1.39mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	1.39mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	1.40mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	44d	1	1.41mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	14d	2	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 48 DOM
2. 2026-06-17
   days on market $85,000 Active 47 DOM
3. 2026-06-16
   days on market $85,000 Active 46 DOM
4. 2026-06-15
   days on market $85,000 Active 45 DOM
5. 2026-06-14
   days on market $85,000 Active 43 DOM
6. 2026-06-13
   days on market $85,000 Active 42 DOM
7. 2026-06-10
   days on market $85,000 Active 40 DOM
8. 2026-06-09
   days on market $85,000 Active 39 DOM
9. 2026-06-08
   days on market $85,000 Active 38 DOM
10. 2026-06-07
    days on market $85,000 Active 37 DOM
11. 2026-06-03
    days on market $85,000 Active 33 DOM
12. 2026-06-02
    days on market $85,000 Active 32 DOM
13. 2026-06-01
    days on market $85,000 Active 31 DOM
14. 2026-05-31
    days on market $85,000 Active 30 DOM
15. 2026-05-30
    days on market $85,000 Active 29 DOM
16. 2026-05-01
    listed $85,000 Active 72-char remark
17. 2021-08-06
    historical
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2010-06-30
    soldstatus $32,800
22. 2010-06-30
    soldstatus $32,800
23. 2010-04-20
    listed $34,900
24. 2010-04-20
    listed $34,900
25. 2002-10-16
    soldstatus $15,000
26. 2002-08-01
    listed $19,900

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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: $14,707
• − Mortgage interest: −$4,761
• − Property taxes: −$1,796
• − Insurance: −$425
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,473
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,353/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

+327.1% since first listed

11 events — show timeline

• 2026-05-01 Listed $85,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-06-30 Sold (MLS) $32,800 RMLSA as Distributed by MLS Grid
• 2010-06-30 Sold (MLS) $32,800 MRED as Distributed by MLS Grid
• 2010-04-20 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2010-04-20 Listed $34,900 MRED as Distributed by MLS Grid
• 2002-10-16 Sold (MLS) $15,000 RMLSA as Distributed by MLS Grid
• 2002-08-01 Listed $19,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,796 · -22.0% YoY. Source: county tax records.