3409 Parkwild Dr #101 · Bettendorf, IA 52722

$132,500

2 bd · 1.0 ba · 900 sqft · Condo public records · 60 Days on market

Built 1983 $289/mo HOA · 21% 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).

• Cash flow +8.0/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• $289 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Unit in a 2-unit building; Living area reported from assessor (total finished area ~900)
• HOA & community: Monthly association fee of $289 covering pool, lawn care, and snow removal; Pets allowed (with number limit)

Exterior

• Parking: Attached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Attached single, condo/duplex; One entry level
• Construction: Vinyl siding; Approximately 41–50 years old
• Exterior features: Condo setting

Interior

• Kitchen: Kitchen located on main level, 10 x 11
• Bedrooms: Two bedrooms (including a main-level master bedroom); Bedroom with main-level 19 x 10 dimensions; Master bedroom on main level, 12 x 13
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (18.2% below list).
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $108k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• 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.
• Zoned schools: Riverdale Heights Elem School (math 85% / reading 80%, grade A+, #43 of 616 statewide, top 7%, 629 students, 23% FRL); Pleasant Valley Junior High School (math 86% / reading 84%, grade A+, #9 of 246 statewide, top 3%, 856 students, 12% FRL); Pleasant Valley High School (math 83% / reading 87%, grade A, #12 of 336 statewide, top 4%, 1,658 students, 11% FRL).
• 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 16d 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).
• 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $108,370 (18.2% 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 60 days. Have you received any prior offers? Is the seller open to a 18% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.02% ✓
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 8.2

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-30,135
• Equity at exit: $19,756

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-37,305
• Equity at exit: $11,456

Cash invested: $37,100 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$695
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$55
• HOA: −$289
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-137

Break-even live

Break-even rent $1,526

Max offer price $108,370

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-99	+0% $-137	+5% $-174	+10% $-212
Rent	-10% $-244	-5% $-190	+0% $-137	+5% $-83	+10% $-30
Rate	-1.0pp $-70	-0.5pp $-103	base $-137	+0.5pp $-171	+1.0pp $-206

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2835 Tanglefoot Ln Apt 9 Bettendorf, IA	2.0	1.0	880	$875	$0.99	46d	1	0.47mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$1,699	$1.79	15d	29	0.75mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,345	$1.35	15d	27	0.75mi
2319 Pinehurst St Bettendorf, IA	3.0	1.0	825	$1,800	$2.18	15d	1	0.87mi
2796 Willow Dr Apt 5 Bettendorf, IA	2.0	1.0	875	$995	$1.14	46d	1	0.88mi
5454 Devils Glen Rd Bettendorf, IA	1.0	1.0	613	$1,245	$2.03	15d	1	0.95mi
5454 Devils Glen Rd #104 Bettendorf, IA	1.0	1.0	627	$1,395	$2.22	46d	1	0.95mi
5472 Devils Glen Rd Unit 319 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	15d	1	0.98mi
5472 Devils Glen Rd #204 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	23d	1	0.98mi
3430 Holiday Ct #4 Bettendorf, IA	2.0	1.0	750	$1,100	$1.47	15d	1	0.98mi
3430 Holiday Ct Unit 1 Bettendorf, IA	1.0	1.0	750	$1,200	$1.60	23d	1	0.98mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$1,790	$1.57	15d	2	0.99mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$1,695	$1.31	46d	2	0.99mi

HOA detail condo

• Monthly dues: $289 · $3,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   price $132,500
3. 2026-04-03
   price $140,000
4. 2026-03-02
   listed $145,000 Active
5. 2023-10-03
   historical
6. 2023-10-03
   historical
7. 2023-09-11
   price
8. 2023-08-17
   listed Active
9. 2021-08-27
   soldstatus $115,000
10. 2021-08-27
    soldstatus $115,000
11. 2019-05-03
    soldstatus $77,000

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$41/yr (+$3/mo · 2.0%)

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

Taxation est. · year 1

• Rental income: $16,239
• − Mortgage interest: −$7,422
• − Property taxes: −$1,999
• − Insurance: −$662
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − HOA: −$3,468
• − Depreciation: −$3,855
• Taxable loss: −$3,766
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $-735/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

+72.1% since first listed

11 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-04-27 Price Changed $132,500 MRED as Distributed by MLS Grid
• 2026-04-03 Price Changed $140,000 MRED as Distributed by MLS Grid
• 2026-03-02 Listed $145,000 MRED as Distributed by MLS Grid
• 2023-10-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-10-03 Listing Removed — MRED as Distributed by MLS Grid
• 2023-09-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-08-17 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-27 Sold (Public Records) $115,000 Public Records
• 2021-08-27 Sold (Public Records) $115,000 Public Records
• 2019-05-03 Sold (Public Records) $77,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,999 · -7.1% YoY. Source: county tax records.