1104 Kimberly Rd #602 · Bettendorf, IA 52722

$129,900

3 bd · 2.5 ba · 1,699 sqft · Other public records · 35 Days on market

Built 1961 $76/sqft · 26% below area Est $175k · 26% under $442/mo HOA · 25% of rent ↓ 4% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• Schools +6.5/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the largest units in The Manor! This 2-story condo in the main building showcases tall ceilings in the great room and a bright, open layout. The oversized primary suite features abundant natural light and a full bath. In-unit 2nd floor laundry adds convenience, while basement storage and a 1-car garage provide extra space. Step out onto the private balcony or take advantage of the in-ground pool and clubhouse. Pet-friendly (with association approval)-low-maintenance living at its best! Sold AS-IS.

Key facts

• Bright open layout
• Clubhouse
• Tall ceilings

Tags

• TALL CEILINGS
• BRIGHT OPEN LAYOUT
• IN UNIT LAUNDRY
• PRIVATE BALCONY
• IN GROUND POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Monthly association fee of $442; Association fees cover parking, insurance, clubhouse, pool, exterior maintenance, lawn care, and snow removal; Pets allowed (dogs OK) with number and size limits

Exterior

• Parking: Detached garage (owned) with garage door opener; Garage and additional guest/unassigned parking available (total 1 parking listed)
• Utilities: Public water; Public sewer
• Home design: Attached single-unit condo; Entry level is 1; Upper level present; Built approximately 61–70 years ago; Accessibility features for disability
• Construction: Brick veneer and combination exterior; Asphalt roof; Block foundation; Built before 1978
• Exterior features: In-ground pool; Porch; Balcony; Common lot; No notable lot features listed

Interior

• Kitchen: Galley-style kitchen; Range; Dishwasher
• Bedrooms: Master bedroom (second level); Bedroom 2 (second level); Bedroom 3 (second level)
• Flooring: Laminate; Carpet; Vinyl; Wood laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; Bathrooms include separate shower, double sink, and garden tub
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Storage; Walk-in closets; Lobby; Dining room combined with living room; Unfinished full basement with exterior entry and other space; Disability access
• Laundry & utility: Laundry on upper level; Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $54 ($644/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 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).
• Market conditions: Rents rising (+2.9%/yr); 426 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $898 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 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.38% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 6.1

CMA / ARV

• ARV (median comp): $174,717
• List price: $129,900
• Delta: -25.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-17,539
• Equity at exit: $19,369

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,498
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$681
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$54
• HOA: −$442
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $54

Break-even live

Break-even rent $1,719

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $90	+0% $54	+5% $17	+10% $-20
Rent	-10% $-88	-5% $-17	+0% $54	+5% $124	+10% $195
Rate	-1.0pp $119	-0.5pp $87	base $54	+0.5pp $20	+1.0pp $-14

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Central Ave Bettendorf, IA	3.0	2.0	1295	$1,995	$1.54	44d	1	0.42mi
2339 Hawthorne Ct Bettendorf, IA	3.0	1.0	1375	$1,695	$1.23	44d	1	0.91mi
2500 Grant St Unit 212 Bettendorf, IA	2.0	1.0	1304	$2,315	$1.78	44d	1	1.24mi
3300 E Kimberly Rd Davenport, IA	1.0–3.0	1.0–2.0	924	$1,295	$1.40	14d	22	1.35mi
2220 E Lombard St Davenport, IA	3.0	2.0	1500	$1,620	$1.08	44d	1	1.46mi

HOA detail

• Monthly dues: $442 · $5,304/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-07
   statusdays on market $129,900 Pending 35 DOM
2. 2026-06-05
   days on market $129,900 Contingent - Continue to Show 34 DOM
3. 2026-06-02
   days on market $129,900 Contingent - Continue to Show 32 DOM
4. 2026-06-01
   days on market $129,900 Contingent - Continue to Show 31 DOM
5. 2026-05-31
   days on market $129,900 Contingent - Continue to Show 30 DOM
6. 2026-05-30
   days on market $129,900 Contingent - Continue to Show 29 DOM
7. 2026-05-15
   price $129,900 509-char remark
8. 2026-04-30
   listed $135,000 Active 509-char remark
9. 2026-03-31
   historical
10. 2026-01-16
    status Active
11. 2026-01-14
    historical
12. 2026-01-09
    price
13. 2026-01-06
    historical
14. 2025-11-14
    price
15. 2025-11-06
    listed Active

ⓘ 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: $2,166 · $180/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,440
• − Mortgage interest: −$7,276
• − Property taxes: −$2,166
• − Insurance: −$650
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$5,304
• − Depreciation: −$3,779
• Taxable loss: −$1,165
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $923/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

-3.8% since first listed

13 events — show timeline

• 2026-06-05 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-05-19 Contingent — MRED as Distributed by MLS Grid
• 2026-05-15 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2026-04-30 Listed $135,000 MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-06 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $2,166 · +1.1% YoY. Source: county tax records.