3450 Cedarview Ct · Bettendorf, IA 52722

$210,000

3 bd · 2.5 ba · 1,756 sqft · Townhouse public records · 19 Days on market

Built 1978 $120/sqft · at area comps Est $207k · at est. $130/mo HOA · 6% of rent ↓ 9% since listing

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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 +16.8/30.0
• Schools +7.6/10.0
• ARV discount +6.8/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Strictly sold as is with all faults and defects. No warranties. Measurements are approximate per courthouse. Buyers/buyers agent to verify ALL information and aspects of property. All offers MUST have proof of funds and em check to submit Condition of property may restrict FHA/VA financing . Addendums to follow accepted offer. Buyer will be responsible for transfer taxes, survey, title policy,abstracting, escrow or closing feesand lender-required fees unless otherwise negotiated. Covenants and bylaws @ www.cedartree.org

Key facts

• Community pool
• Quiet cul-de-sac
• Water heater

Tags

• NEW ROOF
• WATER HEATER
• NEW FLOORING
• COMMUNITY POOL
• TENNIS COURTS
• QUIET CUL-DE-SAC

Property features AI

Finance

• Other: Ownership is fee simple with HOA; Below-grade finished area and additional finished/unfinshed area included in total finished space
• HOA & community: Monthly association fee of $130 covering pool and lawn care; Association amenities include a pool and tennis courts; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Attached single, townhouse - 2 story; Entry level is 1; Estimated living area
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built approximately 41-50 years ago
• Exterior features: Fenced yard; Lot dimensions approximately 0.05 acres

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (master and two additional bedrooms on the second level); Bedroom dimensions include 14 x 11 (master), 13 x 11, and 8 x 12
• Flooring: Luxury vinyl flooring in secondary bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom; Basement has a bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full walk-out basement; 5 total rooms; Living room with fireplace
• Laundry & utility: Laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• 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: schools A+, crime A+, employment 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.
• Market conditions: Rents rising (+2.9%/yr); 426 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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

• It's been on market 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask is 91% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $210k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $206,764
• List price: $210,000
• Delta: 1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3075 Willowwood Dr	0.15mi	2/2.5 (-1)	1,752 (-0%)	4mo	$212,500	$121	84
3439 Maple Glen Dr	0.11mi	2/2.0 (-1)	1,629 (-7%)	7mo	$350,000	$215	70
3988 Partridge Cir	0.32mi	3/3.0	1,597 (-9%)	5mo	$310,000	$194	64
3750 Eastwood Ct	0.16mi	2/2.5 (-1)	1,536 (-12%)	4mo	$248,000	$161	64
3970 Orchard Dr	0.54mi	3/2.5	1,850 (+5%)	4mo	$350,000	$189	63
3826 Orchard Dr	0.51mi	3/2.5	1,850 (+5%)	6mo	$374,105	$202	62
3820 Orchard Dr	0.50mi	3/2.5	1,850 (+5%)	7mo	$361,770	$196	62
3814 Orchard Dr	0.50mi	3/2.5	1,850 (+5%)	7mo	$360,770	$195	62
3408 Crowne Pointe Cir	0.63mi	3/2.5	1,705 (-3%)	8mo	$427,000	$250	59
3463 Maple Glen Dr	0.20mi	2/3.0 (-1)	1,557 (-11%)	8mo	$325,000	$209	58
3815 Orchard Dr	0.53mi	3/2.5	1,850 (+5%)	12mo	$380,410	$206	57
2525 Saint Johns Ct	0.73mi	3/2.5	1,618 (-8%)	11mo	$332,000	$205	44

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-25,513
• Equity at exit: $31,312

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-11,722
• Equity at exit: $18,157

Cash invested: $58,800 (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: 426
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$88
• HOA: −$130
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $136

Break-even live

Break-even rent $1,955

Max offer price $210,000

Occupancy floor 89%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,345	$1.30	13d	1	0.35mi
3060 Parkwild Dr Unit 1 Bettendorf, IA	3.0	2.5	1500	$2,100	$1.40	13d	1	0.35mi
3635 Tanglewood Rd Bettendorf, IA	3.0	2.5	1600	$2,295	$1.43	13d	1	0.40mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,741	$1.75	13d	27	0.42mi
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	21d	1	1.02mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$2,035	$2.14	13d	29	1.10mi
3054 Cherrywood Dr Unit 3054 Bettendorf, IA	3.0	3.5	1754	$2,800	$1.60	13d	1	1.19mi
5294 Pandit Dr Bettendorf, IA	3.0	3.5	2133	$2,900	$1.36	43d	1	1.31mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$2,085	$1.61	43d	2	1.33mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$2,085	$1.83	13d	2	1.33mi
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$2,370	$1.32	13d	6	1.40mi
4833 Lauren Ln Bettendorf, IA	2.0	2.5	1575	$2,100	$1.33	43d	1	1.42mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 7 events

1. 2025-12-17
   historical
2. 2025-09-30
   historical
3. 2025-08-11
   listed Active
4. 2010-03-11
   soldstatus $100,500

   Show marketing remark (531 chars)

   Strictly sold as is with all faults and defects. No warranties. Measurements are approximate per courthouse. Buyers/buyers agent to verify ALL information and aspects of property. All offers MUST have proof of funds and em check to submit Condition of property may restrict FHA/VA financing . Addendums to follow accepted offer. Buyer will be responsible for transfer taxes, survey, title policy,abstracting, escrow or closing feesand lender-required fees unless otherwise negotiated. Covenants and bylaws @ www.cedartree.org

5. 2010-03-11
   soldstatus $100,500

   Show marketing remark (531 chars)

   Strictly sold as is with all faults and defects. No warranties. Measurements are approximate per courthouse. Buyers/buyers agent to verify ALL information and aspects of property. All offers MUST have proof of funds and em check to submit Condition of property may restrict FHA/VA financing . Addendums to follow accepted offer. Buyer will be responsible for transfer taxes, survey, title policy,abstracting, escrow or closing feesand lender-required fees unless otherwise negotiated. Covenants and bylaws @ www.cedartree.org

6. 2010-01-30
   listed $109,900

   Show marketing remark (531 chars)

   Strictly sold as is with all faults and defects. No warranties. Measurements are approximate per courthouse. Buyers/buyers agent to verify ALL information and aspects of property. All offers MUST have proof of funds and em check to submit Condition of property may restrict FHA/VA financing . Addendums to follow accepted offer. Buyer will be responsible for transfer taxes, survey, title policy,abstracting, escrow or closing feesand lender-required fees unless otherwise negotiated. Covenants and bylaws @ www.cedartree.org

7. 2010-01-30
   listed $109,900

   Show marketing remark (531 chars)

   Strictly sold as is with all faults and defects. No warranties. Measurements are approximate per courthouse. Buyers/buyers agent to verify ALL information and aspects of property. All offers MUST have proof of funds and em check to submit Condition of property may restrict FHA/VA financing . Addendums to follow accepted offer. Buyer will be responsible for transfer taxes, survey, title policy,abstracting, escrow or closing feesand lender-required fees unless otherwise negotiated. Covenants and bylaws @ www.cedartree.org

ⓘ 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: $2,712 · $226/mo
• Projected year-2 tax: $3,004 · $250/mo
• Expected delta: +$292/yr (+$24/mo · 10.8%)

ⓘ 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: $25,536
• − Mortgage interest: −$11,763
• − Property taxes: −$2,712
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$1,560
• − Depreciation: −$6,109
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $2,055/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

-8.6% since first listed

8 events — show timeline

• 2026-05-25 Pending — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-30 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-11 Listed — RMLSA as Distributed by MLS Grid
• 2010-03-11 Sold (MLS) $100,500 RMLSA as Distributed by MLS Grid
• 2010-03-11 Sold (MLS) $100,500 MRED as Distributed by MLS Grid
• 2010-01-30 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2010-01-30 Listed $109,900 MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $2,712 · -1.4% YoY. Source: county tax records.