3098 Mary Leigh Dr · Bettendorf, IA 52722

$409,900

4 bd · 3.0 ba · 2,317 sqft · Townhouse public records · 35 Days on market

Built 2023 5,265 sqft lot $177/sqft · 8% below area Est $446k · 8% under $140/mo HOA · 6% of rent

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Why this score? — see what drove the F 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).

• ARV discount +11.2/15.0
• Schools +7.6/10.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this gorgeous, practically brand new 4-bedroom, 3-bath ranch villa with nearly 2400 fin sq feet located in the heart of Bettendorf, just moments from TBK/Bett Plex and within the award-winning Pleasant Valley School District. This fully loaded open-concept home is designed for effortless entertaining, featuring a spacious great room with a cozy fireplace, seamlessly connected to a gourmet kitchen complete with quartz countertops, tiled backsplash, stainless steel appliances, oversized island, and upgraded cabinetry. Enjoy high-end touches throughout, including a raised trim package, tiled showers, accent walls, custom shutters, and a relaxing large screened-in porch. The finished

Key facts

• Quartz countertops
• Tiled backsplash
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• TILED BACKSPLASH
• STAINLESS STEEL APPLIANCES
• OVERSIZED ISLAND
• UPGRADED CABINETRY

Property features AI

Finance

• Other: School bus service; Subdivision: Forest Grove Crossing
• HOA & community: HOA fee $140 monthly (includes snow removal and lawn care); Pets allowed (cats and dogs) with number and size limits

Exterior

• Parking: Attached heated garage with garage door opener (2 spaces total)
• Utilities: Public water; Public sewer
• Home design: Attached single-family townhouse — ranch style; One-story entry with basement
• Construction: Vinyl siding; Concrete perimeter foundation; Built within the last 1–5 years
• Exterior features: Screened porch; Level lot

Interior

• Kitchen: Kitchen with eating area, breakfast bar, island and pantry; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Main floor master bedroom (13 x 14); Two additional main floor bedrooms (each 10 x 11); Finished basement bedroom (14 x 13) — possible fourth bedroom
• Flooring: Luxury vinyl in living areas, kitchen, dining and laundry; Carpet in bedrooms
• Bathrooms: Three full bathrooms; Basement includes a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; One gas log fireplace located in the great room
• Interior features: Seven total rooms; Partially finished basement with egress window; Full basement
• Laundry & utility: Main floor laundry (6 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $410k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (41.1% below list).
• Recommended offer: $229k (44.1% below list) — sets the bar for cash-flow.

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); 426 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 35 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $229,174 (44.1% 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 35 days. Have you received any prior offers? Is the seller open to a 44% 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. 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. 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?
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 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: 0.59% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.70%
• DSCR: 0.52
• GRM: 14.1

CMA / ARV

• ARV (median comp): $446,239
• List price: $409,900
• Delta: -8.14%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3028 Charissas Pl #0	0.10mi	4/3.0	2,452 (+6%)	1mo	$410,000	$167	85

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: -35.8%
• Equity multiple: -0.15×
• Total profit: $-131,774
• Equity at exit: $61,117

10-year hold

• IRR: -49.3%
• Equity multiple: -0.74×
• Total profit: $-199,448
• Equity at exit: $35,441

Cash invested: $114,772 (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: 426
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,415 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$471 /mo · $5,648/yr
• Insurance: −$171
• HOA: −$140
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-1,023

Break-even live

Break-even rent $3,710

Max offer price $229,174

Occupancy floor —

Sensitivity live

Price	-10% $-791	-5% $-907	+0% $-1,023	+5% $-1,139	+10% $-1,255
Rent	-10% $-1,214	-5% $-1,118	+0% $-1,023	+5% $-928	+10% $-832
Rate	-1.0pp $-817	-0.5pp $-919	base $-1,023	+0.5pp $-1,129	+1.0pp $-1,237

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5717 Star View Dr Bettendorf, IA	4.0	3.5	2392	$3,000	$1.25	14d	1	1.24mi
3054 Cherrywood Dr Unit 3054 Bettendorf, IA	3.0	3.5	1754	$2,800	$1.60	14d	1	1.31mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 26 events

1. 2026-06-18
   days on market $409,900 Active 35 DOM
2. 2026-06-17
   days on market $409,900 Active 34 DOM
3. 2026-06-16
   days on market $409,900 Active 33 DOM
4. 2026-06-15
   days on market $409,900 Active 32 DOM
5. 2026-06-14
   days on market $409,900 Active 30 DOM
6. 2026-06-13
   days on market $409,900 Active 29 DOM
7. 2026-06-10
   pricedays on market $409,900 Active 27 DOM
8. 2026-06-09
   days on market $414,900 Active 26 DOM
9. 2026-06-08
   days on market $414,900 Active 25 DOM
10. 2026-06-07
    days on market $414,900 Active 24 DOM
11. 2026-06-05
    days on market $414,900 Active 21 DOM
12. 2026-06-03
    days on market $414,900 Active 20 DOM
13. 2026-06-02
    days on market $414,900 Active 19 DOM
14. 2026-06-01
    days on market $414,900 Active 18 DOM
15. 2026-05-31
    days on market $414,900 Active 17 DOM
16. 2026-05-30
    days on market $414,900 Active 16 DOM
17. 2026-05-13
    listed $414,900 Active 1081-char remark
18. 2026-04-02
    listed $2,950
19. 2025-08-14
    soldstatus $400,000
20. 2025-07-02
    historical
21. 2025-07-02
    historical
22. 2025-06-20
    price
23. 2025-06-02
    price
24. 2025-05-09
    listed Active
25. 2023-04-10
    soldstatus $397,340
26. 2023-01-21
    listed $395,900

ⓘ 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: $5,648 · $471/mo
• Projected year-2 tax: $6,042 · $503/mo
• Expected delta: +$394/yr (+$33/mo · 7.0%)

ⓘ 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: $28,982
• − Mortgage interest: −$22,961
• − Property taxes: −$5,648
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$1,680
• − Depreciation: −$11,924
• Taxable loss: −$19,918
• Est. tax savings @ 24.0%: +$4,780
• After-tax cash flow: $-7,496/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

+3.5% since first listed

11 events — show timeline

• 2026-06-09 Price Changed $409,900 MRED as Distributed by MLS Grid
• 2026-05-13 Listed $414,900 MRED as Distributed by MLS Grid
• 2026-04-02 Listed for Rent $2,950 REDFIN
• 2025-08-14 Sold (Public Records) $400,000 Public Records
• 2025-07-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-07-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-09 Listed — RMLSA as Distributed by MLS Grid
• 2023-04-10 Sold (MLS) $397,340 MRED as Distributed by MLS Grid
• 2023-01-21 Listed $395,900 MRED as Distributed by MLS Grid

Property tax history

+785.7%/yr

Latest (2025): $5,648 · +18.9% YoY. Source: county tax records.