3306 Schuetzen Ln · Davenport, IA 52804

$209,000

4 bd · 3.5 ba · 2,496 sqft · MultiFamily public records · 38 Days on market

Built 1977 0.28 ac lot

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Side by side townhouse style duplex in desirable area. One side features 2 bedrooms, 1 1/2 baths, garage, and patio. Other side also has a third bedroom, deck, and a family room with a fireplace. Would make a great owner occupied unit, with long term tenant on the other side. 3306 is 3 bedrooms and will be vacant at closing, should rent for $1250-$1500. 3308 has long term tenant that is month to month paying $850. All utilities are separately metered.

Key facts

• Family room
• Deck
• Patio

Tags

• TOWNHOUSE STYLE DUPLEX
• DESIRABLE AREA
• PATIO
• DECK
• FAMILY ROOM
• FIREPLACE

Property features AI

Finance

• Other: Parcel number 005104
• Financial info: Special service area: No

Exterior

• Parking: Attached garage (owned); 2 garage spaces; 6 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-to-four unit property; Fee simple ownership; Not a conversion; Unincorporated location
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built approximately 41–50 years ago; Built before 1978
• Exterior features: Balcony; Backs to trees/woods; Sloped lot; Curbs and street lights in the community

Interior

• Kitchen: Stove (both units)
• Bedrooms: 5 total bedrooms (units: one 2-bedroom, one 3-bedroom)
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Natural gas heating
• Interior features: 10 total rooms; Partially finished full basement; Building contains 2 units; Unit mix includes a 3-bedroom unit
• Laundry & utility: Tenants pay utilities (electric, gas, sewer, water) for at least one unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive. Per door: $95/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Zoned schools: Jackson Elementary School (math 42% / reading 47%, grade F, #548 of 616 statewide, top 90%, 368 students, 52% FRL); Frank L Smart Intermediate (math 27% / reading 30%, grade F, #246 of 246 statewide, top 100%, 313 students, 71% FRL); West High School (math 38% / reading 53%, grade D-, #323 of 336 statewide, top 96%, 1,469 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,502
• Equity at exit: $31,163

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $8,111
• Equity at exit: $18,071

Cash invested: $58,520 (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: 162
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$349 /mo · $4,182/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $190

Break-even live

Break-even rent $1,939

Max offer price $209,000

Occupancy floor 86%

Sensitivity live

Price	-10% $308	-5% $249	+0% $190	+5% $131	+10% $71
Rent	-10% $18	-5% $104	+0% $190	+5% $276	+10% $362
Rate	-1.0pp $295	-0.5pp $243	base $190	+0.5pp $136	+1.0pp $81

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,180
Total (2 units)			$2,179

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Telegraph Rd Davenport, IA	4.0	2.0	2000	$1,750	$0.88	45d	1	0.55mi
1403 Emerald Dr Davenport, IA	4.0	2.0	1850	$1,995	$1.08	23d	1	0.87mi
1723 W Locust St Davenport, IA	3.0	1.0	1690	$1,395	$0.83	45d	1	1.41mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-12
   price $209,000
5. 2026-03-08
   price $219,000
6. 2026-02-23
   listed $235,000 Active
7. 2005-07-18
   soldstatus $149,500

ⓘ 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: $4,182 · $349/mo
• Projected year-2 tax: $4,182 · $349/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 2/10 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: $26,148
• − Mortgage interest: −$11,707
• − Property taxes: −$4,182
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$6,080
• Taxable loss: −$1,050
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $2,529/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

+39.8% since first listed

7 events — show timeline

• 2026-04-30 Pending — MRED as Distributed by MLS Grid
• 2026-04-20 Relisted — MRED as Distributed by MLS Grid
• 2026-03-24 Pending — MRED as Distributed by MLS Grid
• 2026-03-12 Price Changed $209,000 MRED as Distributed by MLS Grid
• 2026-03-08 Price Changed $219,000 MRED as Distributed by MLS Grid
• 2026-02-23 Listed $235,000 MRED as Distributed by MLS Grid
• 2005-07-18 Sold (Public Records) $149,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,182 · +4.7% YoY. Source: county tax records.