1141 Gaines St · Davenport, IA 52804

$60,000

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 3 Days on market

Built 1925 0.41 ac lot

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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 +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3 bed 1 bath home with major potential. This ranch house sits on just under a . 5 acre lot and features a 2 stall garage. Endless possibilities with this one. Come check it out! Property sold AS-IS.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (garage owned); Total 2 parking spaces, 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Property is over 100 years old; Asphalt roof
• Construction: Block foundation
• Exterior features: Level lot; Lot dimensions approximately 254 x 70; Lot size between 0.25 and 0.49 acre

Interior

• Kitchen: Kitchen on the main level (approx. 7 x 17)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level (approx. 11 x 19); Bedroom 2 on the main level (approx. 11 x 10); Bedroom 3 on the main level (approx. 7 x 11)
• Flooring: Hardwood flooring in living room, dining room, master bedroom and bedroom 2; Carpet in bedroom 3; Linoleum in kitchen; Other flooring in basement/laundry
• Bathrooms: One full bathroom
• Heating & cooling: Gravity heating
• Interior features: Six total rooms; Separate dining room; Unfinished partial basement
• Laundry & utility: Basement laundry room (approx. 9 x 17)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.6% 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 (+4.0%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1925 — 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: 2.24% ✓
• Cap rate: 18.61%
• Cash-on-cash: 43.98%
• DSCR: 2.96
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $141,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 W 11th St	0.14mi	3/1.0	1,428 (+7%)	1mo	$65,000	$46	81
911 W 16th St	0.34mi	3/1.0	1,356 (+2%)	1mo	$152,000	$112	80
734 W 17th St	0.38mi	3/1.0	1,389 (+4%)	2mo	$138,000	$99	74
1324 Marquette St	0.50mi	3/2.0	1,302 (-2%)	1mo	$115,000	$88	68
1118 W 15th St	0.45mi	3/1.0	1,218 (-9%)	4mo	$179,900	$148	61
1341 W 14th St	0.57mi	3/1.5	1,244 (-7%)	1mo	$131,900	$106	59
2010 Lillie Ave	0.67mi	2/1.0 (-1)	1,350 (+1%)	4mo	$151,000	$112	58
1219 W 8th St	0.58mi	2/2.0 (-1)	1,260 (-6%)	2mo	$129,000	$102	53
1618 N Marquette St	0.57mi	3/1.5	1,176 (-12%)	3mo	$87,000	$74	50
209 E 13th St	0.53mi	3/1.0	1,144 (-14%)	2mo	$45,000	$39	50
2211 Western Ave	0.70mi	3/2.0	1,484 (+11%)	3mo	$175,000	$118	42
2221 Western Ave	0.72mi	3/2.0	1,516 (+14%)	7mo	$235,000	$155	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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 2.84×
• Total profit: $30,887
• Equity at exit: $8,946

10-year hold

• IRR: 48.7%
• Equity multiple: 5.95×
• Total profit: $83,212
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$315
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $616

Break-even live

Break-even rent $563

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 N Gaines St Davenport, IA	4.0	2.0	1733	$1,350	$0.78	21d	1	0.12mi
1315 Brown St Unit 2 Davenport, IA	3.0	1.0	1300	$1,250	$0.96	21d	1	0.15mi
1318 1/2 Brown St Davenport, IA	2.0	1.0	900	$875	$0.97	21d	1	0.18mi
621 W 15th St Davenport, IA	4.0	2.0	1833	$1,500	$0.82	13d	1	0.20mi
915 W 14th St Davenport, IA	3.0	1.0	1390	$900	$0.65	44d	1	0.27mi
537 W 16th St Davenport, IA	3.0	1.0	1311	$1,400	$1.07	44d	1	0.27mi
1511 N Ripley St Davenport, IA	4.0	2.0	1872	$1,450	$0.77	21d	1	0.31mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	13d	1	0.32mi
730 Brown St Unit 3 Davenport, IA	2.0	1.0	1000	$800	$0.80	44d	1	0.33mi
1615 1/2 N Ripley St Davenport, IA	2.0	1.0	900	$825	$0.92	44d	1	0.38mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	0.39mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	0.46mi
201 E Locust St Unit Sw Davenport, IA	2.0	1.0	1000	$875	$0.88	44d	1	0.65mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	44d	1	0.66mi
1812 Pershing Ave Unit 1 Davenport, IA	3.0	1.0	1000	$1,200	$1.20	21d	1	0.68mi
427 N Brady St Unit 6 Davenport, IA	2.0	1.0	916	$995	$1.09	44d	1	0.69mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	0.69mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$2,100	$2.41	13d	2	0.71mi
1455 W 12th St Davenport, IA	3.0	1.0	942	$1,095	$1.16	13d	1	0.73mi
321 E 7th St Davenport, IA	1.0–2.0	1.0	825	$1,050	$1.27	13d	4	0.74mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	0.76mi
511 Pershing Ave Unit 609W Davenport, IA	2.0	1.0	912	$1,317	$1.44	44d	1	0.76mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	44d	1	0.76mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	0.76mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	44d	1	0.76mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	44d	1	0.76mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	44d	1	0.76mi
511 Pershing Ave Apt 602W Davenport, IA	2.0	2.0	948	$1,367	$1.44	44d	1	0.76mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	44d	1	0.76mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	44d	1	0.76mi
106 E 3rd St Davenport, IA	1.0–2.0	1.0	812	$1,299	$1.60	44d	1	0.78mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	13d	3	0.79mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$2,600	$1.82	13d	4	0.81mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	13d	2	0.81mi
1341 W 4th St Davenport, IA	3.0	1.5	979	$1,394	$1.42	44d	1	0.85mi
427 Iowa St Unit 1-C308 Davenport, IA	2.0	1.5	950	$1,354	$1.43	44d	1	0.86mi
1607 W 12th St Davenport, IA	1.0–2.0	1.0	800	$740	$0.93	44d	3	0.86mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	21d	2	0.92mi
1421 Grand Ave Unit 1 Davenport, IA	2.0	1.0	1015	$850	$0.84	44d	1	0.92mi
616 E 6th St Davenport, IA	4.0	1.0	1578	$1,712	$1.08	44d	1	0.93mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $60,000 Pending 3 DOM
2. 2026-06-03
   remarks 214-char remark
3. 2026-06-03
   listed $60,000 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 · 15 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: $16,114
• − Mortgage interest: −$3,361
• − Property taxes: −$1,265
• − Insurance: −$300
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$1,745
• Taxable income: $6,865
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $5,742/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

1 event — show timeline

• 2026-06-02 Listed $60,000 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,265 · +2.7% YoY. Source: county tax records.