Davenport-Moline-Rock Island, IA-IL
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.36×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Iowa
- 2.84×-0.48
- vs U.S.
- 3.43×-1.07
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
19.1%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Iowa
- 18.6%
- vs U.S.
- 23.3%-4.2
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.24%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Iowa
- 4.10%+1.14
- vs U.S.
- 4.35%+0.90
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.06%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Iowa
- -0.12%+0.06
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.66
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Iowa
- 3.85
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.1%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Iowa
- 3.4%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+41.9%
homeValues.yearOverYear
+6.5%
Median home value
$170,000
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $928 | $11,136 | 15.5% |
| 2 BR | $1,143 | $13,716 | 19.1% |
| 3 BR | $1,498 | $17,976 | 25.0% |
Labor market direction
Unemployment
5.1%
Median household income
$71,925
What's being built
Total TTM
637
+12.4% YoY
Single-family
396
2–4 unit
59
5+ unit
182
All 4 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Scott County | 174,315 | $212,500 | $76,363 | 433 | -5.5% |
| Rock Island County | 143,819 | $144,700 | $66,768 | 163 | +63.0% |
| Henry County | 49,157 | $145,300 | $69,912 | 23 | |
| Mercer County | 15,692 | $139,300 | $71,710 | 18 | +20.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Davenport | 382,983 | $71,925 | 2.36× | 5.24% | +41.9% | 1.66 | 5.1% |
| Eugene-Springfield, OR | 382,218 | $69,311 | — | — | +40.8% | — | 5.0% |
| Peoria, IL | 401,702 | $70,872 | — | — | +44.9% | — | 5.6% |
| Savannah, GA | 406,575 | $74,632 | — | — | +72.8% | — | 2.8% |
| Fort Wayne, IN | 419,715 | $69,378 | — | — | +65.4% | — | 2.5% |
| Canton-Massillon, OH | 400,960 | $65,666 | — | — | +53.1% | — | 4.4% |
Where people are moving in from
Net migration
-247
-0.06% of population
| Origin county | Tax returns |
|---|---|
| Rock Island County, IL | 1,413 |
| Scott County, IA | 935 |
| Henry County, IL | 442 |
| Clinton County, IA | 240 |
| Cook County, IL | 234 |
| Mercer County, IL | 186 |
Who lives in Davenport
- Median age
- 40
- Bachelor's+
- 29.4%
- Owner-occupancy
- 71.1%
- Vacancy rate
- 7.9%
- Rent burdened (30%+)
- 42.2%
- Median household income
- $71,925
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.