3632 Cedarwood Ct · Bettendorf, IA 52722

$215,000

3 bd · 1.5 ba · 1,570 sqft · Other public records

Built 1973

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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 +17.1/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Finished basement. Carpeted upstairs 2020. Carpeted 2021 main floor. Dishwasher new 2021. Washer new 2021. Great location and neighborhood. Great neighbors.

Key facts

• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (8.1% below list).
• Recommended offer: $198k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.0% in Bettendorf — 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 81/100 on livability (#73 in IA, #1,579 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Pleasant Valley Community School District (suburban): math 87% / reading 85% proficiency, ranked #5 of 289 in IA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Riverdale Heights Elem School (math 85% / reading 80%, grade A+, #43 of 616 statewide, top 7%, 629 students, 23% FRL); Pleasant Valley Junior High School (math 86% / reading 84%, grade A+, #9 of 246 statewide, top 3%, 856 students, 12% FRL); Pleasant Valley High School (math 83% / reading 87%, grade A, #12 of 336 statewide, top 4%, 1,658 students, 11% FRL).
• Market conditions: Rents rising (+2.9%/yr); 432 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; list at $215k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $197,645 (8.1% below list)

Questions for the listing agent

1. Built in 1973 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-25,540
• Equity at exit: $32,057

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-10,979
• Equity at exit: $18,589

Cash invested: $60,200 (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 52722

• Rents YoY: 2.9%
• Active inventory: 432
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$194 /mo · $2,332/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $150

Break-even live

Break-even rent $1,787

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $272	-5% $211	+0% $150	+5% $89	+10% $28
Rent	-10% $-6	-5% $72	+0% $150	+5% $228	+10% $306
Rate	-1.0pp $258	-0.5pp $205	base $150	+0.5pp $94	+1.0pp $38

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3598 Cedarwood Ct Bettendorf, IA	3.0	1.5	1160	$1,699	$1.46	45d	1	0.05mi
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,345	$1.30	15d	1	0.25mi
3635 Tanglewood Rd Bettendorf, IA	3.0	2.5	1600	$2,295	$1.43	15d	1	0.26mi
3060 Parkwild Dr Unit 1 Bettendorf, IA	3.0	2.5	1500	$2,100	$1.40	15d	1	0.29mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,741	$1.75	15d	27	0.56mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$2,035	$2.14	15d	29	0.95mi
3054 Cherrywood Dr Unit 3054 Bettendorf, IA	3.0	3.5	1754	$2,800	$1.60	15d	1	1.06mi
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	22d	1	1.10mi
5294 Pandit Dr Bettendorf, IA	3.0	3.5	2133	$2,900	$1.36	45d	1	1.16mi
5472 Devils Glen Rd #204 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	22d	1	1.19mi
5472 Devils Glen Rd Unit 319 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	15d	1	1.19mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$2,085	$1.83	15d	2	1.19mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$2,085	$1.61	45d	2	1.19mi
4833 Lauren Ln Bettendorf, IA	2.0	2.5	1575	$2,100	$1.33	45d	1	1.30mi
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$2,370	$1.32	15d	6	1.34mi
1410 Golden Valley Dr Bettendorf, IA	3.0	1.0	1100	$1,800	$1.64	22d	1	1.45mi

Listing history 3 events

1. 2026-05-26
   listed $215,000
2. 2020-08-14
   soldstatus $134,000
3. 2004-09-24
   soldstatus $84,500

ⓘ 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: $2,332 · $194/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$522/yr (+$43/mo · 22.4%)

ⓘ 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: $23,717
• − Mortgage interest: −$12,043
• − Property taxes: −$2,332
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$6,255
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $2,228/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: Pleasant Valley Community School District
• NCES district ID: 1923110
• Math proficiency: 87% ▼ -4.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $80,716
• Composite: 75.59/100
• National rank: #130
• State rank: #5 of 289 in IA

Livability — Bettendorf

• Score: 81/100
• State rank: #73
• US rank: #1579

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment A+ Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bettendorf, IA
• County: Scott County · 144,583 people
• City population: 41,264
• Metro: Davenport-Moline-Rock Island, IA-IL
• Population (ZIP): 41,264
• Household income: $101,546
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 935.0

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 (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 7% Hispanic / Latino 5% Black 2%
• Common ancestry: Portuguese 3% Italian 3% Romanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Other Asian/Pacific 2% Spanish 2% Other Indo-European 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: ▼ -111.45%
• Current HPI: 194.8355
• Rent YoY: ▲ 2.88%
• 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

+154.4% since first listed

3 events — show timeline

• 2026-05-26 Listed $215,000 FSBO.com
• 2020-08-14 Sold (Public Records) $134,000 Public Records
• 2004-09-24 Sold (Public Records) $84,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,332 · -1.5% YoY. Source: county tax records.