2725 W 49th St · Davenport, IA 52806

$98,000

2 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 23 Days on market

Built 1947 0.73 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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom ranch with large 2 car garage, central air, covered patio, sitting on over a half acre lot.

Key facts

• Large 2 car garage
• Over a half acre lot
• Covered patio

Tags

• LARGE 2 CAR GARAGE
• CENTRAL AIR
• COVERED PATIO
• OVER A HALF ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 (+1.8%/yr); 162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $678 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 + 1.8% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.51% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $206,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 Sheffield Dr	0.48mi	3/1.5 (+1)	1,279 (+1%)	2mo	$215,000	$168	68
5300 Hillandale Rd	0.34mi	3/3.0 (+1)	1,300 (+2%)	8mo	$339,900	$261	64
4123 N Linwood Ave	0.51mi	2/1.0	1,213 (-4%)	1mo	$206,500	$170	64
3705 W 46th St	0.67mi	2/1.0	1,257 (-1%)	4mo	$195,000	$155	60
3305 Covington Dr	0.50mi	3/1.5 (+1)	1,349 (+6%)	2mo	$220,000	$163	57
4650 Kelling St	0.55mi	3/3.0 (+1)	1,202 (-5%)	1mo	$300,000	$250	56
4112 N Lincoln Ave	0.53mi	3/2.0 (+1)	1,372 (+8%)	2mo	$191,000	$139	55
4036 Hillandale Rd	0.53mi	3/1.0 (+1)	1,341 (+6%)	4mo	$187,500	$140	54
4614 Kelling St	0.56mi	3/2.0 (+1)	1,208 (-5%)	12mo	$280,000	$232	52
2205 Aspen Dr	0.64mi	3/1.0 (+1)	1,244 (-2%)	17mo	$129,000	$104	44
4480 Cheyenne Ave	0.71mi	2/1.0	1,200 (-5%)	19mo	$182,000	$152	38
2418 W 43rd St	0.43mi	3/1.5 (+1)	1,455 (+15%)	18mo	$185,000	$127	33

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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.68×
• Total profit: $18,745
• Equity at exit: $14,612

10-year hold

• IRR: 24.8%
• Equity multiple: 3.04×
• Total profit: $56,030
• Equity at exit: $8,473

Cash invested: $27,440 (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 52806

• Rents YoY: 1.8%
• Active inventory: 162
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $572

Break-even live

Break-even rent $759

Max offer price $98,000

Occupancy floor 56%

Sensitivity live

Price	-10% $627	-5% $600	+0% $572	+5% $544	+10% $516
Rent	-10% $455	-5% $513	+0% $572	+5% $630	+10% $689
Rate	-1.0pp $621	-0.5pp $597	base $572	+0.5pp $546	+1.0pp $521

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 W 47th St Davenport, IA	3.0	2.0	1164	$1,700	$1.46	44d	1	0.10mi
4930 N Dittmer St Davenport, IA	3.0	2.0	1104	$1,184	$1.07	14d	1	0.40mi
5556 N Thornwood Ave Davenport, IA	3.0	2.0	1715	$1,800	$1.05	44d	1	0.63mi
5337 Villa Dr Davenport, IA	2.0–3.0	2.5	1650	$1,995	$1.21	14d	1	1.16mi

Listing history 15 events

1. 2026-04-08
   status Pending
2. 2026-03-15
   listed $98,000 Active
3. 2025-11-24
   historical
4. 2025-10-15
   status Active
5. 2025-10-15
   price
6. 2025-10-15
   historical
7. 2025-09-24
   historical Under Contract
8. 2025-08-19
   price
9. 2025-07-22
   listed Active
10. 2021-08-06
    historical
11. 2013-06-18
    soldstatus $96,000
12. 2013-06-14
    soldstatus $95,900
13. 2013-06-14
    soldstatus $95,900
14. 2013-03-18
    listed $96,900
15. 2013-03-18
    listed $96,900

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$500/yr (+$42/mo · 92.6%)

ⓘ 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: $17,796
• − Mortgage interest: −$5,490
• − Property taxes: −$539
• − Insurance: −$490
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,851
• Taxable income: $5,578
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,523/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): 26,871
• Household income: $74,297
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 735.0

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 (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Vietnamese 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: ▼ -127.41%
• Current HPI: 185.0808
• Rent YoY: ▲ 1.80%
• 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

+1.1% since first listed

15 events — show timeline

• 2026-04-08 Pending — MRED as Distributed by MLS Grid
• 2026-03-15 Listed $98,000 MRED as Distributed by MLS Grid
• 2025-11-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-15 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-24 Contingent — RMLSA as Distributed by MLS Grid
• 2025-08-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-22 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-06-18 Sold (Public Records) $96,000 Public Records
• 2013-06-14 Sold (MLS) $95,900 MRED as Distributed by MLS Grid
• 2013-06-14 Sold (MLS) $95,900 RMLSA as Distributed by MLS Grid
• 2013-03-18 Listed $96,900 MRED as Distributed by MLS Grid
• 2013-03-18 Listed $96,900 RMLSA as Distributed by MLS Grid

Property tax history

-8.3%/yr

Latest (2025): $539 · +274.6% YoY. Source: county tax records.