1115 Spruce Hills Dr · Bettendorf, IA 52722-2334

$169,900

3 bd · 2.0 ba · 1,166 sqft · SingleFamily public records

Built 1965 0.25 ac lot Est $219k · 22% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This well maintained 3-bedroom, 2-bath raised ranch located in Bettendorf. Inside, you'll find a simple yet functional floor plan with an updated kitchen featuring stunning Amish-made custom cabinetry, showcasing exceptional craftsmanship and ample storage. New windows throughout providing peace of mind and improved energy efficiency. A standout feature of this property is the deep attached garage, offering convenient parking plus additional space for storage, tools, or hobby equipment. Outside, another standout feature is the large fenced-in backyard, providing a perfect space for pets, play, gardening, or outdoor entertaining. Whether enjoying quiet evenings or hosting friends, this priva

Key facts

• 0.25 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $162k (4.9% below list).
• Recommended offer: $162k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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: Bettendorf High School (math 71% / reading 77%, grade B+, #103 of 336 statewide, top 32%, 1,482 students, 31% FRL).
• Market conditions: 1 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $161,519 (4.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $219,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Spruce Hills Dr	0.00mi	3/2.0	1,262 (+8%)	5mo	$175,000	$139	82
2846 Magnolia Dr	0.19mi	2/2.0 (-1)	1,229 (+5%)	3mo	$162,500	$132	75
3127 Oxford Dr	0.61mi	3/2.5	1,160 (-0%)	8mo	$225,000	$194	62
2624 Crestview Dr	0.28mi	3/1.0	1,008 (-14%)	1mo	$100,000	$99	59
1509 Golden Valley Dr	0.30mi	3/1.0	1,040 (-11%)	6mo	$196,000	$188	59
3431 Wakonda Dr	0.43mi	3/1.5	1,092 (-6%)	11mo	$224,000	$205	58
2625 Holly Dr	0.28mi	4/2.5 (+1)	1,295 (+11%)	6mo	$247,000	$191	56
1101 Hawthorne Dr	0.48mi	4/2.0 (+1)	1,261 (+8%)	6mo	$223,000	$177	54
2865 S Hampton Dr	0.66mi	4/2.5 (+1)	1,152 (-1%)	11mo	$312,000	$271	51
2506 Holly Dr	0.37mi	3/1.0	1,034 (-11%)	10mo	$178,000	$172	51
3208 Westmar Dr	0.50mi	3/2.0	1,306 (+12%)	12mo	$256,000	$196	46
3110 Somerset Dr	0.71mi	3/1.0	1,125 (-4%)	13mo	$212,000	$188	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $28,159
• Equity at exit: $76,394

10-year hold

• IRR: 12.6%
• Equity multiple: 2.88×
• Total profit: $89,525
• Equity at exit: $117,733

Cash invested: $47,572 (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 52722-2334

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$891
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $121

Break-even live

Break-even rent $1,463

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Golden Valley Dr Bettendorf, IA	3.0	1.0	1100	$1,800	$1.64	21d	1	0.22mi
1514 Spruce Hills Dr Bettendorf, IA	3.0	1.0	936	$1,700	$1.82	43d	1	0.25mi
908 Hillside Dr Bettendorf, IA	3.0	1.0	924	$1,650	$1.79	43d	1	0.26mi
913 Hillside Dr Unit 919 Bettendorf, IA	2.0	1.0	750	$995	$1.33	21d	1	0.28mi
2339 Hawthorne Ct Bettendorf, IA	3.0	1.0	1375	$1,695	$1.23	43d	1	0.55mi
3300 E Kimberly Rd Davenport, IA	1.0–3.0	1.0–2.0	924	$1,295	$1.40	13d	22	0.56mi
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	21d	1	0.56mi
2319 Pinehurst St Bettendorf, IA	3.0	1.0	825	$1,800	$2.18	13d	1	0.86mi
1016 Lincoln Rd Bettendorf, IA	1.0–2.0	1.0	786	$925	$1.18	13d	2	1.15mi
2796 Willow Dr Apt 5 Bettendorf, IA	2.0	1.0	875	$995	$1.14	43d	1	1.16mi
730 Lincoln Rd Bettendorf, IA	2.0	1.0	984	$1,300	$1.32	21d	1	1.22mi
3403 Jersey Ridge Rd Davenport, IA	3.0	1.0–1.5	750	$1,050	$1.40	13d	14	1.26mi
2835 Tanglefoot Ln Apt 9 Bettendorf, IA	2.0	1.0	880	$875	$0.99	43d	1	1.26mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,741	$1.75	13d	27	1.36mi
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$2,370	$1.32	13d	6	1.39mi
1212 16th 1/2 St Bettendorf, IA	3.0	1.0	894	$1,795	$2.01	44d	1	1.45mi
3060 Parkwild Dr Unit 1 Bettendorf, IA	3.0	2.5	1500	$2,100	$1.40	13d	1	1.48mi
1815 Cody St Bettendorf, IA	3.0	2.0	1008	$1,800	$1.79	21d	1	1.48mi

Listing history 16 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-26
   soldstatus $175,000
5. 2026-01-09
   soldstatus $175,000 Closed
6. 2026-01-09
   soldstatus $175,000 Closed
7. 2026-01-09
   soldstatus $175,000 Closed
8. 2026-01-09
   soldstatus $175,000 Closed
9. 2025-12-11
   status Pending
10. 2025-12-10
    historical
11. 2025-12-10
    historical
12. 2025-12-08
    listed Active
13. 2025-12-08
    listed $169,900
14. 2025-11-17
    historical
15. 2022-01-13
    historical
16. 2021-02-09
    soldstatus $118,000

ⓘ 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: $2,324 · $194/mo
• Projected year-2 tax: $2,496 · $208/mo
• Expected delta: +$172/yr (+$14/mo · 7.4%)

ⓘ 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: $19,382
• − Mortgage interest: −$9,517
• − Property taxes: −$2,324
• − Insurance: −$850
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,943
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,771/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+48.3% since first listed

16 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-26 Sold (Public Records) $175,000 Public Records
• 2026-01-09 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2026-01-09 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2026-01-09 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2026-01-09 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2025-12-11 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-08 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-08 Listed $169,900 MRED as Distributed by MLS Grid
• 2025-11-17 Coming Soon — RMLSA as Distributed by MLS Grid
• 2022-01-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-02-09 Sold (Public Records) $118,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,324 · +0.8% YoY. Source: county tax records.