1608 E 12th St · Davenport, IA 52803

$115,000

2 bd · 2.5 ba · 1,558 sqft · SingleFamily public records · 116 Days on market

Built 1890 4,968 sqft lot Est $181k · 37% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• 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

Take a look at this duplex in Davenport. This property is located near the Village of East Davenport and includes a 2-car detached garage. The lower unit includes 2 bedrooms. The upper unit is a 1-bedroom unit. AHS home warranty included! Schedule your showing today.

Key facts

• 4,968 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 160 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $181,235
• List price: $115,000
• Delta: -36.55%
• 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
1220 College Ave	0.25mi	3/1.0 (+1)	1,530 (-2%)	0mo	$110,000	$72	74
2321 Fulton Ave	0.49mi	3/1.5 (+1)	1,488 (-4%)	0mo	$312,000	$210	61
2402 Middle Rd	0.54mi	3/2.0 (+1)	1,576 (+1%)	12mo	$230,000	$146	56
1102 Kirkwood Blvd	0.49mi	3/2.0 (+1)	1,428 (-8%)	0mo	$129,000	$90	56
1108 Arlington Ave	0.57mi	3/1.0 (+1)	1,668 (+7%)	2mo	$99,999	$60	49
1709 Christie St	0.49mi	3/1.0 (+1)	1,431 (-8%)	7mo	$142,000	$99	47
1522 Bridge Ave	0.39mi	3/1.5 (+1)	1,752 (+12%)	11mo	$108,000	$62	43
1429 Jersey Ridge Rd	0.57mi	2/1.0	1,399 (-10%)	11mo	$270,000	$193	41
1938 Bridge Ave	0.58mi	3/2.0 (+1)	1,660 (+6%)	21mo	$110,000	$66	38
1528 Mound St	0.38mi	3/2.0 (+1)	1,356 (-13%)	19mo	$146,750	$108	38
1734 Ridgewood Ave	0.71mi	3/1.5 (+1)	1,736 (+11%)	5mo	$245,000	$141	34
1104 Oneida Ave	0.40mi	3/1.0 (+1)	1,361 (-13%)	22mo	$130,750	$96	30

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,906
• Equity at exit: $17,147

10-year hold

• IRR: 12.6%
• Equity multiple: 2.08×
• Total profit: $34,624
• Equity at exit: $9,943

Cash invested: $32,200 (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: 160
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $288

Break-even live

Break-even rent $1,002

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $353	-5% $320	+0% $288	+5% $255	+10% $223
Rent	-10% $180	-5% $234	+0% $288	+5% $342	+10% $396
Rate	-1.0pp $346	-0.5pp $317	base $288	+0.5pp $258	+1.0pp $228

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 E 13th St Unit 1017 Davenport, IA	2.0	1.0	1335	$950	$0.71	21d	1	0.42mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	0.77mi
736 Federal St Davenport, IA	1.0–3.0	1.0–2.0	1186	$1,559	$1.31	21d	1	0.80mi
317 Kirkwood Blvd Davenport, IA	2.0	1.0	1300	$950	$0.73	44d	1	0.98mi
2209 Farnam St Unit 2211 Davenport, IA	3.0	1.0	1138	$1,050	$0.92	21d	1	1.01mi
119 E 13th St Davenport, IA	3.0	1.0	1728	$1,495	$0.87	44d	1	1.10mi
511 Pershing Ave Unit 202W Davenport, IA	2.0	1.0	1201	$1,601	$1.33	44d	1	1.13mi
511 Pershing Ave Unit 301E Davenport, IA	3.0	2.0	1429	$2,126	$1.49	44d	1	1.13mi
511 Pershing Ave Unit 106E Davenport, IA	3.0	2.0	1349	$1,996	$1.48	44d	1	1.13mi
511 Pershing Ave Unit 407W Davenport, IA	2.0	2.0	1175	$1,568	$1.33	44d	1	1.13mi
511 Pershing Ave Unit 102W Davenport, IA	2.0	1.0	1173	$1,506	$1.28	44d	1	1.13mi
511 Pershing Ave Unit 402W Davenport, IA	2.0	2.0	1106	$1,478	$1.34	44d	1	1.13mi
511 Pershing Ave Unit 101W Davenport, IA	2.0	1.0	1280	$1,704	$1.33	44d	1	1.13mi
511 Pershing Ave Unit 105E Davenport, IA	2.0	2.0	1100	$1,635	$1.49	44d	1	1.13mi
427 Pershing Ave Davenport, IA	3.0	2.0	1438	$2,288	$1.59	14d	3	1.14mi
2224 Iowa St Unit 2224 Davenport, IA	2.0	1.0	1214	$925	$0.76	44d	1	1.15mi
2224 Iowa St Davenport, IA	2.0	1.0	1214	$895	$0.74	44d	1	1.15mi
1421 N Main St #2 Davenport, IA	3.0	1.0	1350	$1,095	$0.81	44d	1	1.21mi
200 E 3rd St Davenport, IA	1.0–2.0	1.0–2.0	900	$1,700	$1.89	14d	2	1.27mi
427 N Brady St Unit 1 Davenport, IA	3.0	1.5	1126	$1,359	$1.21	44d	1	1.27mi
401 Brady St Davenport, IA	1.0–3.0	1.0–2.0	870	$1,625	$1.87	14d	2	1.31mi
324 S Brady St Davenport, IA	1.0–2.0	1.0–2.0	965	$1,700	$1.76	21d	2	1.32mi
1519 N Ripley St Davenport, IA	2.0	1.0	1144	$1,100	$0.96	14d	1	1.38mi
212 N Brady St Davenport, IA	2.0–3.0	2.0–3.0	1428	$1,900	$1.33	14d	4	1.39mi
320 E 29th St Davenport, IA	2.0	2.5	1450	$1,750	$1.21	44d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $115,000 Active 116 DOM
2. 2026-06-17
   days on market $115,000 Active 115 DOM
3. 2026-06-16
   days on market $115,000 Active 114 DOM
4. 2026-06-15
   days on market $115,000 Active 113 DOM
5. 2026-06-14
   days on market $115,000 Active 111 DOM
6. 2026-06-13
   days on market $115,000 Active 110 DOM
7. 2026-06-10
   days on market $115,000 Active 108 DOM
8. 2026-06-09
   days on market $115,000 Active 107 DOM
9. 2026-06-08
   days on market $115,000 Active 106 DOM
10. 2026-06-07
    days on market $115,000 Active 105 DOM
11. 2026-06-03
    days on market $115,000 Active 101 DOM
12. 2026-06-02
    days on market $115,000 Active 100 DOM
13. 2026-06-01
    days on market $115,000 Active 99 DOM
14. 2026-05-31
    days on market $115,000 Active 98 DOM
15. 2026-05-30
    days on market $115,000 Active 97 DOM
16. 2026-05-04
    price $115,000 267-char remark

    Show marketing remark (267 chars)

    Take a look at this duplex in Davenport. This property is located near the Village of East Davenport and includes a 2-car detached garage. The lower unit includes 2 bedrooms. The upper unit is a 1-bedroom unit. AHS home warranty included! Schedule your showing today.

17. 2026-03-15
    price $120,000 267-char remark

    Show marketing remark (267 chars)

    Take a look at this duplex in Davenport. This property is located near the Village of East Davenport and includes a 2-car detached garage. The lower unit includes 2 bedrooms. The upper unit is a 1-bedroom unit. AHS home warranty included! Schedule your showing today.

18. 2026-02-22
    listed $125,000 Active 267-char remark

    Show marketing remark (267 chars)

    Take a look at this duplex in Davenport. This property is located near the Village of East Davenport and includes a 2-car detached garage. The lower unit includes 2 bedrooms. The upper unit is a 1-bedroom unit. AHS home warranty included! Schedule your showing today.

19. 2022-04-11
    soldstatus $85,000
20. 2022-04-07
    soldstatus $85,000 165-char remark

    Show marketing remark (165 chars)

    1BR/1BA each unit. 2 car garage & driveway in back. New paint & flooring lower level 2021. Roof - complete tear off Nov 2021. Tenants pay gas & electric.

21. 2022-04-07
    soldstatus $85,000 165-char remark

    Show marketing remark (165 chars)

    1BR/1BA each unit. 2 car garage & driveway in back. New paint & flooring lower level 2021. Roof - complete tear off Nov 2021. Tenants pay gas & electric.

22. 2022-02-22
    listed $90,000 165-char remark

    Show marketing remark (165 chars)

    1BR/1BA each unit. 2 car garage & driveway in back. New paint & flooring lower level 2021. Roof - complete tear off Nov 2021. Tenants pay gas & electric.

23. 2022-02-22
    listed $90,000 165-char remark

    Show marketing remark (165 chars)

    1BR/1BA each unit. 2 car garage & driveway in back. New paint & flooring lower level 2021. Roof - complete tear off Nov 2021. Tenants pay gas & electric.

24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2010-09-24
    soldstatus $27,500
27. 2010-09-24
    soldstatus $27,500
28. 2010-07-14
    listed $30,000
29. 2010-07-14
    listed $30,000
30. 2004-06-15
    soldstatus $69,900
31. 2004-01-03
    listed $69,900

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$61/yr (+$5/mo · 3.6%)

ⓘ 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: $16,391
• − Mortgage interest: −$6,442
• − Property taxes: −$1,683
• − Insurance: −$575
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,345
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,040/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

+64.5% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-03-15 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-02-22 Listed $125,000 MRED as Distributed by MLS Grid
• 2022-04-11 Sold (Public Records) $85,000 Public Records
• 2022-04-07 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2022-04-07 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2022-02-22 Listed $90,000 MRED as Distributed by MLS Grid
• 2022-02-22 Listed $90,000 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
• 2010-09-24 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2010-09-24 Sold (MLS) $27,500 MRED as Distributed by MLS Grid
• 2010-07-14 Listed $30,000 RMLSA as Distributed by MLS Grid
• 2010-07-14 Listed $30,000 MRED as Distributed by MLS Grid
• 2004-06-15 Sold (MLS) $69,900 RMLSA as Distributed by MLS Grid
• 2004-01-03 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,683 · -10.2% YoY. Source: county tax records.