2822 S Hampton Dr · Bettendorf, IA 52722

$239,900

4 bd · 1.5 ba · 1,794 sqft · SingleFamily public records · 34 Days on market

Built 1968 9,000 sqft lot Est $251k · at est.

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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 +17.8/30.0
• ARV discount +9.5/15.0
• Schools +6.5/10.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bettendorf Iowa 4 bedroom 3 bath 2 car attached garage and fenced yard

Key facts

• 9,000 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Financial info: No special service area

Exterior

• Parking: Attached garage (2 garage spaces); Total parking for 4 vehicles
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; Two-story; Not attached to another property; Fee simple ownership; Age approximately 51–60 years; Built before 1978
• Construction: Vinyl siding; Block foundation
• Exterior features: Corner, level lot; Lot dimensions approximately 90 x 100

Interior

• Kitchen: Kitchen on the main level; Laminate flooring in kitchen
• Bedrooms: Master bedroom on the second floor; Three additional bedrooms on the second floor (total 4 bedrooms)
• Flooring: Carpet in living room, dining room, bedrooms, office, recreation room; Laminate in kitchen; Other flooring in basement laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: Separate dining room; Full basement with egress window; Recreation room in basement; Office in basement; Some rooms virtually not staged (no)
• Laundry & utility: Laundry room in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $232k (3.4% below list).
• Recommended offer: $232k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents rising (+2.9%/yr); 431 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• It's been on market 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $231,683 (3.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.97% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $251,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Avalon Dr	0.32mi	4/2.0	1,790 (-0%)	5mo	$202,000	$113	79
3071 S Hampton Dr	0.17mi	3/1.5 (-1)	1,876 (+5%)	3mo	$279,100	$149	77
2620 Harmony Dr Dr	0.24mi	4/3.0	1,705 (-5%)	6mo	$356,000	$209	70
2913 Avalon Dr	0.12mi	4/3.0	2,044 (+14%)	2mo	$310,000	$152	64
3608 Parkdale Dr	0.52mi	4/1.5	1,930 (+8%)	6mo	$260,000	$135	58
1721 Valley Vista Dr	0.73mi	3/1.5 (-1)	1,768 (-1%)	1mo	$300,000	$170	58
2909 Linden Ln	0.34mi	3/1.5 (-1)	1,554 (-13%)	1mo	$310,000	$199	56
1523 Golden Valley Dr	0.37mi	3/2.0 (-1)	1,636 (-9%)	6mo	$176,500	$108	56
3206 Magnolia Ct	0.59mi	3/1.5 (-1)	1,603 (-11%)	1mo	$224,000	$140	49
2612 Crestview Dr	0.64mi	3/1.5 (-1)	1,920 (+7%)	6mo	$175,000	$91	48
2704 29th St	0.69mi	4/3.0	2,040 (+14%)	4mo	$286,000	$140	35
1718 Fairmeadows Dr	0.74mi	3/3.0 (-1)	2,018 (+12%)	6mo	$265,000	$131	29

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-26,527
• Equity at exit: $35,770

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-7,931
• Equity at exit: $20,742

Cash invested: $67,172 (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: 431
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $198

Break-even live

Break-even rent $2,066

Max offer price $239,900

Occupancy floor 86%

Sensitivity live

Price	-10% $334	-5% $266	+0% $198	+5% $130	+10% $62
Rent	-10% $15	-5% $106	+0% $198	+5% $289	+10% $381
Rate	-1.0pp $319	-0.5pp $259	base $198	+0.5pp $136	+1.0pp $73

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	22d	1	0.20mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,741	$1.75	14d	27	0.79mi
2339 Hawthorne Ct Bettendorf, IA	3.0	1.0	1375	$1,695	$1.23	45d	1	0.79mi
3060 Parkwild Dr Unit 1 Bettendorf, IA	3.0	2.5	1500	$2,100	$1.40	14d	1	1.06mi
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$4,990	$2.77	14d	6	1.40mi
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,695	$1.50	14d	1	1.42mi
3635 Tanglewood Rd Bettendorf, IA	3.0	2.5	1600	$2,295	$1.43	14d	1	1.42mi
1414 Central Ave Bettendorf, IA	3.0	2.0	1295	$1,995	$1.54	45d	1	1.46mi

Listing history 16 events

1. 2026-05-22
   listed $239,900 Active
2. 2026-03-05
   soldstatus $215,000
3. 2026-02-24
   soldstatus Closed
4. 2026-01-22
   status Pending
5. 2026-01-12
   price $239,900
6. 2026-01-08
   status Active
7. 2026-01-06
   historical
8. 2026-01-05
   historical
9. 2025-10-28
   listed Active
10. 2025-10-21
    historical
11. 2021-08-06
    historical
12. 2021-08-06
    historical
13. 2016-04-11
    soldstatus $134,900
14. 2016-04-11
    soldstatus $134,900
15. 2016-02-25
    listed $134,900
16. 2016-02-25
    listed $134,900

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,529 · $294/mo
• Expected delta: +$237/yr (+$20/mo · 7.2%)

ⓘ 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: $27,802
• − Mortgage interest: −$13,438
• − Property taxes: −$3,292
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,979
• Taxable loss: −$1,555
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $2,748/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

+77.8% since first listed

16 events — show timeline

• 2026-05-22 Listed $239,900 MRED as Distributed by MLS Grid
• 2026-03-05 Sold (Public Records) $215,000 Public Records
• 2026-02-24 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-01-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-12 Price Changed $239,900 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-28 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-21 Coming Soon — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-04-11 Sold (MLS) $134,900 RMLSA as Distributed by MLS Grid
• 2016-04-11 Sold (MLS) $134,900 MRED as Distributed by MLS Grid
• 2016-02-25 Listed $134,900 RMLSA as Distributed by MLS Grid
• 2016-02-25 Listed $134,900 MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $3,292 · +0.7% YoY. Source: county tax records.