906 28 1/2 St · Bettendorf, IA 52722

$157,000

3 bd · 2.0 ba · 970 sqft · SingleFamily public records · 55 Days on market

Built 1941 8,712 sqft lot Est $183k · 14% under

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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 +15.2/30.0
• ARV discount +14.0/15.0
• Schools +6.5/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market after long term guest stay. Welcome to 906 28 1/2 St, a beautiful property currently thriving as a successful short term furnished rental. This charming 3-bedroom home is not just a place to stay; it's an investment opportunity in a prime location! Upon entering, step into a bright and spacious open-concept living area, perfect for relaxation and gatherings. Large windows let in abundant natural light, enhancing the welcoming atmosphere. The fully equipped kitchen boasts new appliances and ample counter space, making it easy to prepare delicious meals or entertain guests. Benefit from a proven rental history with consistent bookings, making this property a fantastic inves

Key facts

• Ample counter space
• New appliances
• 8,712 sq ft lot

Tags

• SHORT TERM FURNISHED RENTAL
• INVESTMENT OPPORTUNITY
• OPEN-CONCEPT LIVING AREA
• FULLY EQUIPPED KITCHEN
• NEW APPLIANCES
• AMPLE COUNTER SPACE

Property features AI

Exterior

• Parking: Gravel parking, no garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Originally built roughly 81–90 years ago
• Construction: Vinyl siding
• Exterior features: Level to sloped lot; Lot dimensions approximately 60 x 142; Alley access

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $54 ($644/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 $134k (14.7% below list).
• Recommended offer: $134k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Bettendorf Community School District (suburban): math 74% / reading 75% proficiency, ranked #57 of 289 in IA (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Neil Armstrong Elementary School (math 57% / reading 62%, grade B-, #390 of 616 statewide, top 69%, 272 students, 52% FRL); Bettendorf Middle School (math 77% / reading 75%, grade A, #59 of 246 statewide, top 26%, 987 students, 32% FRL); Bettendorf High School (math 71% / reading 77%, grade B+, #103 of 336 statewide, top 32%, 1,482 students, 31% FRL).
• Market conditions: Rents rising (+2.9%/yr); 432 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent is only 16% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 55 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask is 11977% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $157k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,866 (14.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $183,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Oak St	0.23mi	3/2.0	992 (+2%)	7mo	$246,650	$249	80
1316 Glencoe Ln	0.31mi	3/2.0	940 (-3%)	8mo	$169,900	$181	74
2503 Glenn St	0.39mi	2/1.0 (-1)	945 (-3%)	0mo	$159,900	$169	68
609 23rd St	0.37mi	3/1.0	984 (+1%)	11mo	$137,500	$140	67
730 25th St	0.29mi	3/1.5	864 (-11%)	3mo	$144,000	$167	64
2544 Glenn St	0.38mi	3/1.5	912 (-6%)	11mo	$175,000	$192	61
2110 Cody St	0.56mi	4/2.0 (+1)	936 (-4%)	5mo	$154,200	$165	59
2221 Bellevue Ave	0.42mi	2/1.0 (-1)	1,018 (+5%)	7mo	$225,000	$221	57
2524 Bellevue Ave	0.27mi	3/1.0	1,080 (+11%)	11mo	$204,000	$189	56
3040 Oak Street Ct	0.31mi	4/2.0 (+1)	864 (-11%)	11mo	$274,000	$317	53
2311 23rd Street Ct	0.43mi	3/1.0	864 (-11%)	6mo	$135,000	$156	52
1525 21st St	0.67mi	3/1.5	1,063 (+10%)	8mo	$245,000	$230	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-22,216
• Equity at exit: $23,409

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-15,728
• Equity at exit: $13,574

Cash invested: $43,960 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$823
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $54

Break-even live

Break-even rent $1,271

Max offer price $157,000

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $98	+0% $54	+5% $9	+10% $-35
Rent	-10% $-52	-5% $1	+0% $54	+5% $107	+10% $159
Rate	-1.0pp $133	-0.5pp $94	base $54	+0.5pp $13	+1.0pp $-28

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 28th St Bettendorf, IA	2.0	1.0	591	$1,295	$2.19	22d	1	0.07mi
540 23rd St Unit Top floor Bettendorf, IA	2.0	1.0	800	$825	$1.03	15d	1	0.43mi
1156 Devils Glen Rd Bettendorf, IA	3.0	1.0–2.0	800	$1,790	$2.24	15d	9	0.52mi
1815 Cody St Bettendorf, IA	3.0	2.0	1008	$1,800	$1.79	22d	1	0.76mi
905 17th St Apt 6 Bettendorf, IA	2.0	1.0	795	$900	$1.13	22d	1	0.78mi
905 17th St Bettendorf, IA	1.0–2.0	1.0	722	$900	$1.25	15d	4	0.78mi
1212 16th 1/2 St Bettendorf, IA	3.0	1.0	894	$1,795	$2.01	46d	1	0.89mi
610 15th St Apt 1 Bettendorf, IA	2.0	1.0	750	$850	$1.13	22d	1	0.98mi
2900 River Dr Moline, IL	1.0–3.0	1.0–2.0	1137	$1,599	$1.41	22d	1	1.14mi
417 37th St Moline, IL	2.0	1.0	729	$1,150	$1.58	22d	1	1.36mi
3430 Holiday Ct #4 Bettendorf, IA	2.0	1.0	750	$1,100	$1.47	15d	1	1.36mi
1016 Lincoln Rd Bettendorf, IA	1.0–2.0	1.0	786	$925	$1.18	15d	2	1.40mi
806 State St Unit 13 Bettendorf, IA	2.0	1.0	750	$995	$1.33	45d	1	1.48mi

Listing history 17 events

1. 2026-05-22
   status Active
2. 2026-04-17
   historical $1,300
3. 2026-04-11
   listed $1,300
4. 2026-02-13
   historical
5. 2026-01-16
   status Active
6. 2026-01-14
   historical
7. 2026-01-08
   status Active
8. 2026-01-05
   historical
9. 2025-10-20
   status Active
10. 2025-10-20
    historical
11. 2025-10-07
    status Pending
12. 2025-08-01
    status Active
13. 2025-06-25
    price
14. 2025-02-14
    status Active
15. 2024-11-02
    historical Under Contract
16. 2024-10-22
    listed Active
17. 2021-11-12
    soldstatus $58,000

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$541/yr (+$45/mo · 39.2%)

ⓘ 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: $16,064
• − Mortgage interest: −$8,794
• − Property taxes: −$1,382
• − Insurance: −$785
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,567
• Taxable loss: −$2,035
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,132/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: Bettendorf Community School District
• NCES district ID: 1904860
• Math proficiency: 74% ▼ -6.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $66,823
• Composite: 64.71/100
• National rank: #522
• State rank: #57 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

-97.8% since first listed

17 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-17 Rental Removed $1,300 TURBOTENANT
• 2026-04-11 Listed for Rent $1,300 TURBOTENANT
• 2026-02-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-20 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-07 Pending — RMLSA as Distributed by MLS Grid
• 2025-08-01 Relisted — RMLSA as Distributed by MLS Grid
• 2025-06-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-14 Relisted — RMLSA as Distributed by MLS Grid
• 2024-11-02 Contingent — RMLSA as Distributed by MLS Grid
• 2024-10-22 Listed — RMLSA as Distributed by MLS Grid
• 2021-11-12 Sold (Public Records) $58,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,382 · +0.9% YoY. Source: county tax records.