1222 Pershing Ave · Davenport, IA 52803

$94,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 26 Days on market

Built 1900 4,356 sqft lot Est $101k · 7% under

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; Parking lot (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story
• Construction: Over 100 years old; Wood siding
• Exterior features: Level lot; Lot dimensions approximately 30 x 150

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partial basement with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 160 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $650 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 + 4.6% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $92,590 (1.5% below list)

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: 1.53% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Pershing Ave	0.00mi	4/1.5 (+1)	1,800 (0%)	3mo	$90,000	$50	92
715 Iowa St	0.39mi	3/2.0	1,710 (-5%)	1mo	$94,000	$55	71
420 Kirkwood Blvd Blvd	0.29mi	3/1.5	1,582 (-12%)	4mo	$64,000	$40	63
1108 Arlington Ave	0.46mi	3/1.0	1,668 (-7%)	2mo	$99,999	$60	62
1127 N Ripley St St	0.36mi	4/1.0 (+1)	1,660 (-8%)	3mo	$93,000	$56	60
1110 Oneida Ave	0.62mi	4/2.0 (+1)	1,764 (-2%)	0mo	$45,000	$26	60
1938 Leclaire St	0.48mi	4/3.0 (+1)	1,916 (+6%)	0mo	$220,000	$115	56
2213 Iowa St	0.65mi	4/2.5 (+1)	1,726 (-4%)	0mo	$174,200	$101	54
38 Oak Ln	0.71mi	3/1.0	1,906 (+6%)	2mo	$175,000	$92	53
603 Leclaire St	0.50mi	3/1.0	1,616 (-10%)	6mo	$83,000	$51	53
616 E 6th St	0.53mi	4/1.0 (+1)	1,578 (-12%)	4mo	$67,000	$42	44
1936 Carey Ave	0.74mi	4/2.0 (+1)	1,988 (+10%)	9mo	$210,500	$106	34

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: 17.2%
• Equity multiple: 1.71×
• Total profit: $18,662
• Equity at exit: $14,016

10-year hold

• IRR: 26.8%
• Equity multiple: 3.54×
• Total profit: $66,750
• Equity at exit: $8,127

Cash invested: $26,320 (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: 160
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$493
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $496

Break-even live

Break-even rent $812

Max offer price $94,000

Occupancy floor 61%

Sensitivity live

Price	-10% $549	-5% $522	+0% $496	+5% $469	+10% $442
Rent	-10% $382	-5% $439	+0% $496	+5% $552	+10% $609
Rate	-1.0pp $543	-0.5pp $520	base $496	+0.5pp $471	+1.0pp $447

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.12mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	44d	1	0.20mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.24mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.42mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.54mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	0.56mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.56mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	44d	1	0.56mi
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	21d	1	0.56mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	0.58mi
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	0.60mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	14d	1	0.60mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	0.60mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,868	$1.57	21d	1	0.66mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	0.68mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	14d	4	0.79mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	0.81mi
1527 Fulton Ct Davenport, IA	4.0	2.0	1850	$1,775	$0.96	44d	1	0.99mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	44d	1	1.16mi

Listing history 26 events

1. 2026-05-22
   status Active
2. 2026-03-16
   soldstatus $90,000 Closed 142-char remark

   Show marketing remark (142 chars)

   Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

3. 2026-03-03
   status Pending 142-char remark

   Show marketing remark (142 chars)

   Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

4. 2026-02-06
   status Active 142-char remark

   Show marketing remark (142 chars)

   Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

5. 2026-01-31
   status Pending 142-char remark

   Show marketing remark (142 chars)

   Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

6. 2026-01-29
   listed $94,000 Active 142-char remark

   Show marketing remark (142 chars)

   Attn Investors!! Tenant occupied rental property. Tenant pays $1,600/mo. Tenants pay all utilities and do their own lawncare and snow removal.

7. 2026-01-16
   status Active
8. 2026-01-14
   historical
9. 2026-01-08
   status Active
10. 2026-01-06
    historical
11. 2026-01-05
    historical
12. 2025-12-31
    historical
13. 2025-10-26
    historical $1,600
14. 2025-09-29
    listed Active
15. 2025-09-19
    listed $1,600
16. 2024-10-05
    historical $1,400
17. 2024-08-08
    listed $1,400
18. 2023-03-28
    soldstatus $55,000
19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2021-08-06
    historical
22. 2021-08-06
    historical
23. 2005-09-21
    soldstatus $43,000
24. 2005-08-22
    soldstatus $23,500
25. 2005-06-15
    listed $26,000
26. 2004-08-04
    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: $1,310 · $109/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$83/yr (+$7/mo · 6.3%)

ⓘ 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: $17,270
• − Mortgage interest: −$5,265
• − Property taxes: −$1,310
• − Insurance: −$470
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,735
• Taxable income: $4,727
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,813/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

+246.2% since first listed

26 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-03-16 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2026-03-03 Pending — MRED as Distributed by MLS Grid
• 2026-02-06 Relisted — MRED as Distributed by MLS Grid
• 2026-01-31 Pending — MRED as Distributed by MLS Grid
• 2026-01-29 Listed $94,000 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-26 Rental Removed $1,600 APPFOLIO
• 2025-09-29 Listed — RMLSA as Distributed by MLS Grid
• 2025-09-19 Listed for Rent $1,600 APPFOLIO
• 2024-10-05 Rental Removed $1,400 APPFOLIO
• 2024-08-08 Listed for Rent $1,400 APPFOLIO
• 2023-03-28 Sold (Public Records) $55,000 Public Records
• 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
• 2005-09-21 Sold (Public Records) $43,000 Public Records
• 2005-08-22 Sold (MLS) $23,500 RMLSA as Distributed by MLS Grid
• 2005-06-15 Listed $26,000 RMLSA as Distributed by MLS Grid
• 2004-08-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2025): $1,310 · +2.5% YoY. Source: county tax records.