2532 Roberts St · Bettendorf, IA 52722

$217,500

2 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 3 Days on market

Built 1919 0.29 ac lot Est $206k · 6% over

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Why this score? — see what drove the D- 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 +11.2/30.0
• Schools +6.5/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bettendorf home ready for its new owner! Tucked away in a quiet neighborhood, you will be amazed at what this property has to offer. This 3BR, 2BA home was remodeled & expanded in 2010. Transformation included a large family/great room and new kitchen with an open floor plan, main floor laundry room, deck & 2 car garage. Enjoy outdoor living from the covered porch, deck or in the large yard that is completely fenced. Two driveways: one at front door, 2nd driveway with garage plus a parking pad for your RV, boat or additional guest parking. Sliding doors to deck from both the family/great room and master bedroom. Gas line has been installed for a gas fireplace to be added in family/great room. Additional features that enhance this home: Vaulted ceiling in family/great room, ceiling fans throughout, kitchen pantry and gardening shed. Dishwasher, microwave & refrigerator included (no stove). Vacant/easy to show.

Key facts

• Open floor plan
• Updated bath
• Large yard

Tags

• OPEN FLOOR PLAN
• MAIN FLOOR LAUNDRY ROOM
• UPDATED BATH
• OUTDOOR LIVING
• LARGE YARD
• COMPLETELY FENCED

Property features AI

Finance

• Other: Living area source: Assessor; Parcel number listed
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Approximately 1,352 finished main-level living area; Total finished and unfinished area about 1,968; Home is over 100 years old; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Fenced yard; Lot between 0.25 and 0.49 acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen on main level (14 x 12)
• Bedrooms: Three bedrooms on the main level (Master 10 x 17, Bedroom 2 10 x 11, Bedroom 3 9 x 9)
• Bathrooms: One full bath; One half bath; Master bath is a half bath; No tub
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement with egress window
• Laundry & utility: Washer; Dryer; Main-level laundry (4 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-82 ($-985/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.9% below list).
• Recommended offer: $176k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $164k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,285 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1919 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $205,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2538 Bellevue Ave	0.17mi	3/2.0 (+1)	1,400 (+4%)	2mo	$201,000	$144	77
822 28th St	0.13mi	3/2.0 (+1)	1,150 (-15%)	0mo	$168,000	$146	62
922 19th St	0.43mi	3/2.5 (+1)	1,364 (+1%)	10mo	$270,000	$198	61
2838 Bellevue Ave	0.30mi	2/1.5	1,149 (-15%)	1mo	$190,000	$165	60
723 31st St	0.44mi	3/1.5 (+1)	1,376 (+2%)	15mo	$186,000	$135	59
1 Riverview Ln	0.60mi	3/1.0 (+1)	1,352 (0%)	8mo	$205,000	$152	58
605 16th St	0.65mi	3/2.0 (+1)	1,297 (-4%)	7mo	$139,900	$108	50
2910 Central Ave	0.31mi	3/1.0 (+1)	1,152 (-15%)	12mo	$147,500	$128	44
1019 31st St	0.48mi	3/2.5 (+1)	1,481 (+10%)	12mo	$235,000	$159	42
1955 N Oak St	0.45mi	3/2.0 (+1)	1,164 (-14%)	8mo	$173,500	$149	42
1815 Lincoln Rd	0.63mi	3/2.0 (+1)	1,245 (-8%)	10mo	$242,500	$195	42
1609 Alcoa Ave	0.72mi	3/2.0 (+1)	1,286 (-5%)	14mo	$217,000	$169	40

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-40,675
• Equity at exit: $32,430

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-42,982
• Equity at exit: $18,805

Cash invested: $60,900 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$244 /mo · $2,922/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-82

Break-even live

Break-even rent $1,867

Max offer price $203,002

Occupancy floor 100%

Sensitivity live

Price	-10% $41	-5% $-21	+0% $-82	+5% $-144	+10% $-205
Rent	-10% $-221	-5% $-152	+0% $-82	+5% $-12	+10% $57
Rate	-1.0pp $27	-0.5pp $-27	base $-82	+0.5pp $-138	+1.0pp $-196

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Grant St Unit 212 Bettendorf, IA	2.0	1.0	1304	$2,315	$1.78	45d	1	0.21mi
1815 Cody St Bettendorf, IA	3.0	2.0	1008	$1,800	$1.79	23d	1	0.57mi
1212 16th 1/2 St Bettendorf, IA	3.0	1.0	894	$1,795	$2.01	46d	1	0.69mi
1156 Devils Glen Rd Bettendorf, IA	3.0	1.0–2.0	800	$1,543	$1.93	15d	9	0.71mi
1414 Central Ave Bettendorf, IA	3.0	2.0	1295	$1,995	$1.54	45d	1	0.79mi
2900 River Dr Moline, IL	1.0–3.0	1.0–2.0	1137	$1,399	$1.23	23d	1	1.12mi
730 Lincoln Rd Bettendorf, IA	2.0	1.0	984	$1,300	$1.32	23d	1	1.39mi

Listing history 3 events

1. 2026-06-21
   days on market $217,500 Active 3 DOM
2. 2026-06-18
   remarks 645-char remark
3. 2026-06-18
   listed $217,500 Active 1 DOM

ⓘ 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: $2,922 · $244/mo
• Projected year-2 tax: $3,168 · $264/mo
• Expected delta: +$246/yr (+$21/mo · 8.4%)

ⓘ 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: $21,154
• − Mortgage interest: −$12,183
• − Property taxes: −$2,922
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,327
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $155/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

+198.4% since first listed

9 events — show timeline

• 2026-06-18 Listed $217,500 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-06-08 Sold (MLS) $164,000 RMLSA as Distributed by MLS Grid
• 2020-06-08 Sold (MLS) $164,000 MRED as Distributed by MLS Grid
• 2020-05-01 Listed $159,900 RMLSA as Distributed by MLS Grid
• 2020-05-01 Listed $159,900 MRED as Distributed by MLS Grid
• 2000-09-18 Sold (MLS) $74,000 RMLSA as Distributed by MLS Grid
• 2000-07-03 Listed $72,900 RMLSA as Distributed by MLS Grid
• 1998-07-03 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $2,922 · -9.0% YoY. Source: county tax records.