4195 Fairview Dr #4 · Bettendorf, IA 52722

$149,900

2 bd · 1.0 ba · 1,060 sqft · Condo public records · 57 Days on market

Built 1981 $200/mo HOA · 13% of rent

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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 +15.2/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +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

Immaculate condo in prime Bettendorf location. This 2 bedroom garden level unit has just over 1000 square feet with a large updated bathroom and new washer/dryer. The updated kitchen offers ample storage and counter space, and stainless steel appliances. 1 car garage and off street parking. Association dues are $200 a month and include access to a private community pool! Updates include a brand new tub/shower in 2025. Washer/dryer 2025. New windows in 2023. New roof, paint, trim and blinds in 2020. Nothing to do but move in. Convenient location off Devils Glen, minutes away from the YMCA, shopping and dining.

Key facts

• New tub/shower
• Updated kitchen
• Ample storage

Tags

• UPDATED KITCHEN
• AMPLE STORAGE
• STAINLESS STEEL APPLIANCES
• PRIVATE COMMUNITY POOL
• NEW TUB/SHOWER
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $51 ($617/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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: Pleasant Valley High School (math 83% / reading 87%, grade A, #12 of 336 statewide, top 4%, 1,658 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 431 active listings in the ZIP; 16 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 $1k 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 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $150k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 7.8

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-21,076
• Equity at exit: $22,351

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-14,393
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$62
• HOA: −$200
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $51

Break-even live

Break-even rent $1,529

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $136	-5% $94	+0% $51	+5% $9	+10% $-33
Rent	-10% $-75	-5% $-12	+0% $51	+5% $114	+10% $177
Rate	-1.0pp $127	-0.5pp $90	base $51	+0.5pp $13	+1.0pp $-27

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3060 Parkwild Dr Unit 1 Bettendorf, IA	3.0	2.5	1500	$2,100	$1.40	15d	1	0.23mi
3598 Cedarwood Ct Bettendorf, IA	3.0	1.5	1160	$1,699	$1.46	45d	1	0.33mi
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,345	$1.30	15d	1	0.39mi
2835 Tanglefoot Ln Apt 9 Bettendorf, IA	2.0	1.0	880	$875	$0.99	45d	1	0.47mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$1,699	$1.79	15d	29	0.69mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,345	$1.35	15d	27	0.81mi
2319 Pinehurst St Bettendorf, IA	3.0	1.0	825	$1,800	$2.18	15d	1	0.86mi
5472 Devils Glen Rd Unit 319 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	15d	1	0.92mi
5472 Devils Glen Rd #204 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	22d	1	0.92mi
2796 Willow Dr Apt 5 Bettendorf, IA	2.0	1.0	875	$995	$1.14	45d	1	0.92mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$1,790	$1.57	15d	2	0.92mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$1,695	$1.31	45d	2	0.92mi
3430 Holiday Ct #4 Bettendorf, IA	2.0	1.0	750	$1,100	$1.47	15d	1	1.06mi
3430 Holiday Ct Unit 1 Bettendorf, IA	1.0	1.0	750	$1,200	$1.60	22d	1	1.06mi
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$2,370	$1.32	15d	6	1.14mi
1410 Golden Valley Dr Bettendorf, IA	3.0	1.0	1100	$1,800	$1.64	22d	1	1.49mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-24
   status Pending
2. 2026-04-07
   price $149,900
3. 2026-02-26
   listed $158,900 Active
4. 2026-02-24
   historical
5. 2026-02-16
   status Active
6. 2026-02-05
   status Pending
7. 2026-01-13
   listed Active
8. 2015-03-23
   soldstatus $96,000
9. 2009-10-16
   soldstatus $95,000
10. 2005-03-04
    soldstatus $74,500
11. 2000-10-16
    soldstatus $60,500
12. 2000-04-10
    listed $63,500

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: +$219/yr (+$18/mo · 11.4%)

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

Taxation est. · year 1

• Rental income: $19,134
• − Mortgage interest: −$8,397
• − Property taxes: −$1,916
• − Insurance: −$750
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$2,400
• − Depreciation: −$4,361
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,037/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

+136.1% since first listed

12 events — show timeline

• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-02-26 Listed $158,900 MRED as Distributed by MLS Grid
• 2026-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-16 Relisted — MRED as Distributed by MLS Grid
• 2026-02-05 Pending — MRED as Distributed by MLS Grid
• 2026-01-13 Listed — MRED as Distributed by MLS Grid
• 2015-03-23 Sold (Public Records) $96,000 Public Records
• 2009-10-16 Sold (Public Records) $95,000 Public Records
• 2005-03-04 Sold (Public Records) $74,500 Public Records
• 2000-10-16 Sold (MLS) $60,500 RMLSA as Distributed by MLS Grid
• 2000-04-10 Listed $63,500 RMLSA as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,916 · -1.4% YoY. Source: county tax records.