3 bd · 2.0 ba ·
970 sqft ·
Built 1941
· SingleFamily
· Active
· 55 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,339/mo
Mortgage (P&I)
−$823
Tax + insurance
−$181
HOA
−$0
Vac / Maint / Mgmt
−$281
Net cashflow
$54/mo
Annual
$644/yr
Cap rate
6.70%
Cash-on-cash
1.46%
DSCR
1.07
1% rule
0.85%
Cash to close
$43,960
Investor read
This is a 3-bed/2.0-bath single-family listed at $157k.
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).
It's been on market 55 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $134k (14.7% below list) — sets the bar for 1% rule.
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.
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).
Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
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).
Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
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.
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.
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.
Questions for listing agent
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?
Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-2QK637B58YB4A9
· Data 4 weeks agocashflowre.app · 2026-05-29