2601 Magnolia Dr · Bettendorf, IA 52722

$167,000

4 bd · 3.0 ba · 1,588 sqft · MultiFamily public records

Built 1962 7,405 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Very rare and desirable Ranch Duplex in Bettendorf. Nicely updated. New roof in 2014 and central air in 2015. 2 bedroom and 1 bath units - each has a full basement and laundry hook-ups. Tenants pay all utilities. This is a must see for ANYONE interested in a profitable investment property! Call for a showing, today.

Key facts

• 7,405 sq ft lot
• Built 1962

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $167k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $167k).
• Cap rate 12.7% 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: Grant Wood Elementary School (math 70% / reading 72%, grade A-, #216 of 616 statewide, top 35%, 444 students, 49% 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).
• This rent runs 30% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $63
• Equity at exit: $24,900

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $34,966
• Equity at exit: $14,439

Cash invested: $46,760 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$876
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$70
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $426

Break-even live

Break-even rent $2,011

Max offer price $167,000

Occupancy floor 78%

Sensitivity live

Price	-10% $520	-5% $473	+0% $426	+5% $379	+10% $331
Rent	-10% $224	-5% $325	+0% $426	+5% $527	+10% $627
Rate	-1.0pp $510	-0.5pp $468	base $426	+0.5pp $383	+1.0pp $339

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,550
Total (2 units)			$2,550

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2339 Hawthorne Ct Bettendorf, IA	3.0	1.0	1375	$1,695	$1.23	45d	1	0.20mi
3300 E Kimberly Rd Davenport, IA	1.0–3.0	1.0–2.0	924	$1,295	$1.40	15d	22	0.43mi
1410 Golden Valley Dr Bettendorf, IA	3.0	1.0	1100	$1,800	$1.64	22d	1	0.57mi
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	22d	1	0.82mi
1414 Central Ave Bettendorf, IA	3.0	2.0	1295	$1,995	$1.54	45d	1	1.26mi
3816 Ridgewood Dr Davenport, IA	3.0	2.0	1550	$2,199	$1.42	15d	1	1.32mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	45d	1	1.41mi

Listing history 25 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-21
   soldstatus $167,000
5. 2026-01-15
   soldstatus $167,000 Closed
6. 2026-01-15
   soldstatus $167,000 Closed
7. 2026-01-15
   soldstatus $167,000 Closed
8. 2026-01-15
   soldstatus $167,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-12-13
    status Pending
12. 2025-12-13
    historical
13. 2025-12-13
    historical
14. 2025-12-03
    listed $167,000
15. 2025-12-03
    listed Active
16. 2023-09-10
    historical $895
17. 2023-09-01
    listed $895
18. 2022-07-15
    price $850
19. 2022-04-21
    soldstatus $138,500
20. 2022-04-18
    soldstatus $138,500 318-char remark

    Show marketing remark (318 chars)

    Very rare and desirable Ranch Duplex in Bettendorf. Nicely updated. New roof in 2014 and central air in 2015. 2 bedroom and 1 bath units - each has a full basement and laundry hook-ups. Tenants pay all utilities. This is a must see for ANYONE interested in a profitable investment property! Call for a showing, today.

21. 2021-09-07
    listed $134,990 318-char remark

    Show marketing remark (318 chars)

    Very rare and desirable Ranch Duplex in Bettendorf. Nicely updated. New roof in 2014 and central air in 2015. 2 bedroom and 1 bath units - each has a full basement and laundry hook-ups. Tenants pay all utilities. This is a must see for ANYONE interested in a profitable investment property! Call for a showing, today.

22. 2018-10-23
    soldstatus $122,000
23. 2005-06-22
    soldstatus $109,500
24. 2005-06-17
    soldstatus $110,000
25. 2005-01-31
    listed $112,900

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,408 · $201/mo
• Expected delta: +$214/yr (+$18/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% 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: $30,600
• − Mortgage interest: −$9,355
• − Property taxes: −$2,194
• − Insurance: −$6,360
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$4,858
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $4,406/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

+47.9% since first listed

25 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) $167,000 Public Records
• 2026-01-15 Sold (MLS) $167,000 MRED as Distributed by MLS Grid
• 2026-01-15 Sold (MLS) $167,000 MRED as Distributed by MLS Grid
• 2026-01-15 Sold (MLS) $167,000 MRED as Distributed by MLS Grid
• 2026-01-15 Sold (MLS) $167,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-13 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-03 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-03 Listed $167,000 MRED as Distributed by MLS Grid
• 2023-09-10 Rental Removed $895 APPFOLIO
• 2023-09-01 Listed for Rent $895 APPFOLIO
• 2022-07-15 Price Changed $850 APPFOLIO
• 2022-04-21 Sold (Public Records) $138,500 Public Records
• 2022-04-18 Sold (MLS) $138,500 Muscatine BOR
• 2021-09-07 Listed $134,990 Muscatine BOR
• 2018-10-23 Sold (Public Records) $122,000 Public Records
• 2005-06-22 Sold (Public Records) $109,500 Public Records
• 2005-06-17 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2005-01-31 Listed $112,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $2,194 · +0.8% YoY. Source: county tax records.