4883 Kynnelworth Dr · Bettendorf, IA 52722

$400,000

4 bd · 2.5 ba · 2,348 sqft · SingleFamily public records · 30 Days on market

Built 1991 Est $402k · at est.

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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 +10.6/30.0
• ARV discount +7.7/15.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Please visit the Real Estate Exchange & acirc; & euro; & trade; s website to view the full listing, schedule a showing, or make an offer! The property is located on a quiet dead-end street, offering minimal traffic, added privacy, and a peaceful living environment & acirc; & euro; & rdquo; an attractive feature compared to homes on through streets. The home has been well maintained, with consistent upkeep that supports overall condition and value. Situated in a desirable Bettendorf neighborhood, known for safety, strong community appeal, and proximity to local amenities. The property includes a walkout basement, which adds functional and market value due to natural l

Key facts

• Walkout basement
• Built 1991
• Listed 30 days

Tags

• QUIET DEAD-END STREET
• WALKOUT BASEMENT
• PRE-PLUMBED FOR FULL BATHROOM
• LAYOUT SUPPORTS CONVERSION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (20.9% below list).
• Recommended offer: $317k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Paul Norton Elementary School (math 91% / reading 85%, grade A+, #14 of 616 statewide, top 2%, 426 students, 14% 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) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 432 active listings in the ZIP; 6 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).
• This rent runs 37% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $340k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $316,563 (20.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $401,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4629 Willowwood Ct	0.29mi	4/3.0	2,252 (-4%)	1mo	$480,000	$213	77
2605 Hunter Rd Rd	0.21mi	4/3.5	2,239 (-5%)	5mo	$450,000	$201	74
2540 E Crest Ave	0.32mi	4/2.5	2,126 (-10%)	2mo	$363,000	$171	68
1470 Terrace Park Dr	0.63mi	4/3.0	2,358 (+0%)	4mo	$323,000	$137	65
3895 Tanglefoot Ct	0.63mi	4/2.5	2,270 (-3%)	3mo	$310,000	$137	62
1640 Queens Dr	0.61mi	4/2.0	2,236 (-5%)	0mo	$365,000	$163	61
4255 Apple Valley Dr	0.50mi	4/3.0	2,496 (+6%)	5mo	$435,000	$174	60
4391 Winston Pl	0.61mi	4/2.5	2,226 (-5%)	3mo	$400,000	$180	60
3910 Aspen Hill Dr	0.69mi	4/2.5	2,202 (-6%)	5mo	$405,000	$184	53
2326 Kingsway Dr Dr	0.53mi	4/2.5	2,086 (-11%)	6mo	$296,500	$142	52
3960 N Tam-o-shanter Dr	0.62mi	4/3.0	2,084 (-11%)	2mo	$320,000	$154	49
4280 Newport Ct	0.75mi	4/3.0	2,608 (+11%)	9mo	$425,000	$163	37

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-77,642
• Equity at exit: $59,641

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-85,178
• Equity at exit: $34,585

Cash invested: $112,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $3,166 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$432 /mo · $5,184/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-195

Break-even live

Break-even rent $3,413

Max offer price $365,471

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-82	+0% $-195	+5% $-309	+10% $-422
Rent	-10% $-446	-5% $-321	+0% $-195	+5% $-70	+10% $55
Rate	-1.0pp $6	-0.5pp $-94	base $-195	+0.5pp $-299	+1.0pp $-405

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$4,990	$2.77	15d	6	0.28mi
3054 Cherrywood Dr Unit 3054 Bettendorf, IA	3.0	3.5	1754	$2,800	$1.60	15d	1	0.63mi
3635 Tanglewood Rd Bettendorf, IA	3.0	2.5	1600	$2,295	$1.43	15d	1	1.10mi
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,695	$1.50	15d	1	1.26mi
5294 Pandit Dr Bettendorf, IA	3.0	3.5	2133	$2,900	$1.36	45d	1	1.36mi
5717 Star View Dr Bettendorf, IA	4.0	3.5	2392	$3,000	$1.25	15d	1	1.46mi

Listing history 17 events

1. 2026-06-16
   status $400,000 Under Contract 30 DOM
2. 2026-06-16
   days on market $400,000 Active 30 DOM
3. 2026-06-15
   days on market $400,000 Active 29 DOM
4. 2026-06-14
   days on market $400,000 Active 27 DOM
5. 2026-06-13
   days on market $400,000 Active 26 DOM
6. 2026-06-10
   days on market $400,000 Active 24 DOM
7. 2026-06-09
   days on market $400,000 Active 23 DOM
8. 2026-06-08
   days on market $400,000 Active 22 DOM
9. 2026-06-07
   days on market $400,000 Active 21 DOM
10. 2026-06-05
    days on market $400,000 Active 18 DOM
11. 2026-06-02
    days on market $400,000 Active 16 DOM
12. 2026-06-01
    days on market $400,000 Active 15 DOM
13. 2026-05-31
    days on market $400,000 Active 14 DOM
14. 2026-05-30
    days on market $400,000 Active 13 DOM
15. 2026-05-18
    listed $400,000 Active
16. 2021-06-25
    soldstatus $340,000
17. 2020-02-25
    soldstatus $300,000

ⓘ 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: $5,184 · $432/mo
• Projected year-2 tax: $5,732 · $478/mo
• Expected delta: +$548/yr (+$46/mo · 10.6%)

ⓘ 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: $37,988
• − Mortgage interest: −$22,406
• − Property taxes: −$5,184
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,039
• − Management: −$3,039
• − Depreciation: −$11,636
• Taxable loss: −$9,317
• Est. tax savings @ 24.0%: +$2,236
• After-tax cash flow: $-109/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

+33.3% since first listed

4 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-18 Listed $400,000 FSBO.com
• 2021-06-25 Sold (Public Records) $340,000 Public Records
• 2020-02-25 Sold (Public Records) $300,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,184 · +0.9% YoY. Source: county tax records.