5882 Butterfield Ct · Bettendorf, IA 52722

$300,415

3 bd · 2.0 ba · 1,227 sqft · Other · 159 Days on market

Built 2025 5,227 sqft lot $245/sqft · 19% below area Est $369k · 19% under $135/mo HOA · 7% of rent

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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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Cash flow +4.6/30.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

Key facts

• Double bowl sinks
• Optional fireplace
• First floor

Tags

• FIRST FLOOR
• LUXURY VINYL PLANK FLOORING
• OPTIONAL FIREPLACE
• PRIVATE OWNER'S SUITE
• LARGE WALK-IN CLOSET
• DOUBLE BOWL SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (38.8% below list).
• Recommended offer: $184k (38.8% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $9k 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 159 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $183,808 (38.8% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.83%
• DSCR: 0.52
• GRM: 13.6

CMA / ARV

• ARV (median comp): $369,056
• List price: $300,415
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -36.0%
• Equity multiple: -0.15×
• Total profit: $-97,133
• Equity at exit: $44,793

10-year hold

• IRR: -50.1%
• Equity multiple: -0.75×
• Total profit: $-147,288
• Equity at exit: $25,974

Cash invested: $84,116 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,575
• Tax est. 1.5%: −$376 /mo · $4,506/yr
• Insurance: −$125
• HOA: −$135
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-759

Break-even live

Break-even rent $2,799

Max offer price $190,584

Occupancy floor —

Sensitivity live

Price	-10% $-551	-5% $-655	+0% $-759	+5% $-863	+10% $-967
Rent	-10% $-904	-5% $-832	+0% $-759	+5% $-686	+10% $-614
Rate	-1.0pp $-608	-0.5pp $-683	base $-759	+0.5pp $-837	+1.0pp $-916

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: $75,104
• Closing costs: $9,012
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7118 International Dr Bettendorf, IA	3.0	1.0–2.0	955	$1,987	$2.08	14d	52	1.00mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$2,035	$2.14	14d	29	1.35mi
5472 Devils Glen Rd #204 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	21d	1	1.36mi
5472 Devils Glen Rd Unit 319 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	14d	1	1.36mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$2,085	$1.61	44d	2	1.36mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$2,085	$1.83	14d	2	1.36mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 15 events

1. 2026-01-20
   price $300,415 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

2. 2026-01-16
   status Active 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

3. 2026-01-14
   historical 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

4. 2026-01-08
   status Active 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

5. 2026-01-07
   listed $300,415 Active 1064-char remark

   Show marketing remark (1064 chars)

   Welcome to the Harrington, a two-story townhome that blends comfort and elegance to create the ideal living space. As you enter through the welcoming foyer, you'll be captivated by the thoughtfully designed open layout. The main floor of the Arlington features a spacious great room, perfect for both entertaining guests and relaxing with family. The adjoining kitchen is a chef's dream, boasting a large island, ample counter space, and a pantry to keep everything organized. For the culinary enthusiasts, the Arlington's kitchen offers a generous layout that ensures you have plenty of room to prepare your favorite dishes. The great room, with its expansive space, is ideal for hosting gatherings, allowing you to comfortably accommodate friends and loved ones. Venture upstairs to discover the Arlington's three cozy bedrooms, each designed to provide a peaceful retreat. The owner's bedroom stands out with its private ensuite bathroom, featuring ample storage and an oversized vanity that adds a touch of luxury to your daily routine. Ask us about this home!

6. 2026-01-06
   historical 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

7. 2026-01-05
   historical 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

8. 2025-12-25
   price $320,415 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

9. 2025-12-25
   price $300,415 422-char remark

   Show marketing remark (422 chars)

   Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

10. 2025-09-01
    price 422-char remark

    Show marketing remark (422 chars)

    Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

11. 2025-07-28
    listed Active 422-char remark

    Show marketing remark (422 chars)

    Under construction new townhome. The Harrington end unit plan features efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom.

12. 2025-04-04
    historical
13. 2025-04-04
    historical
14. 2024-12-14
    price
15. 2024-12-13
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,057
• − Mortgage interest: −$16,828
• − Property taxes: −$4,506
• − Insurance: −$1,502
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$1,620
• − Depreciation: −$8,739
• Taxable loss: −$14,668
• Est. tax savings @ 24.0%: +$3,520
• After-tax cash flow: $-5,588/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

+0.0% since first listed

15 events — show timeline

• 2026-01-20 Price Changed $300,415 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
• 2026-01-07 Listed $300,415 Zillow
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-25 Price Changed $320,415 MRED as Distributed by MLS Grid
• 2025-12-25 Price Changed $300,415 MRED as Distributed by MLS Grid
• 2025-09-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-28 Listed — RMLSA as Distributed by MLS Grid
• 2025-04-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-12-13 Listed — RMLSA as Distributed by MLS Grid