2607 Crestview Dr · Bettendorf, IA 52722

$160,000

3 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 11 Days on market

Built 1961 0.28 ac lot $103/sqft · 48% below area Est $197k · 19% under

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Why this score? — see what drove the B- 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Schools +6.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

priced well below assessed value. 3 bedroom 1 bath with a detached 2 car garage. new roof in 2021. Fenced in privacy backyard with slider door to backyard. Nice patio. Hardwood floors. Additional utility room in basement. Seller is Licensed Real Estate Agent in IA/IL.

Key facts

• Patio
• New roof
• Hardwood floors

Tags

• NEW ROOF
• FENCED IN PRIVACY BACKYARD
• SLIDER DOOR TO BACKYARD
• PATIO
• HARDWOOD FLOORS
• UTILITY ROOM IN BASEMENT

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (owned), concrete surfaces; Total of 2 parking spaces and 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property currently leased
• Construction: Built approximately 61–70 years ago; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Patio; Fenced yard; Level lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Ceramic tile flooring in kitchen
• Bedrooms: Master bedroom on main level (11 x 12) with carpet; Bedroom on main level (9 x 11) with carpet; Bedroom on main level (9 x 10) with carpet
• Flooring: Hardwood in living room; Carpet in bedrooms and master; Ceramic tile in dining room and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Partially finished, full basement; School bus service available; Flood zone (partial)
• Laundry & utility: Basement laundry (8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (20.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $128k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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: Rents rising (+2.9%/yr); 426 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,716 (20.2% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.11% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $197,358
• List price: $160,000
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Linden Ln	0.33mi	3/1.5	1,554 (-0%)	1mo	$310,000	$199	83
3206 Magnolia Ct	0.40mi	3/1.5	1,603 (+3%)	1mo	$224,000	$140	76
1006 Hillside Dr	0.12mi	4/2.0 (+1)	1,388 (-11%)	1mo	$237,500	$171	68
1325 Hillside Dr	0.21mi	3/2.0	1,355 (-13%)	1mo	$235,000	$173	66
3302 Greenbrier Dr	0.64mi	3/2.0	1,520 (-2%)	1mo	$225,000	$148	63
1520 Parklane Dr Dr	0.70mi	3/1.5	1,536 (-1%)	3mo	$289,900	$189	63
60 Parklane Cir	0.60mi	3/1.0	1,599 (+3%)	6mo	$238,000	$149	61
2822 S Hampton Dr	0.62mi	4/1.5 (+1)	1,460 (-6%)	4mo	$215,000	$147	52
2328 Salem Ct	0.42mi	4/3.0 (+1)	1,413 (-9%)	4mo	$352,000	$249	51
2620 Harmony Dr Dr	0.40mi	4/3.0 (+1)	1,705 (+9%)	6mo	$356,000	$209	50
1446 Lakewood Dr	0.74mi	3/1.5	1,392 (-11%)	2mo	$228,000	$164	46
2408 Avalon Dr	0.46mi	4/2.0 (+1)	1,790 (+15%)	5mo	$202,000	$113	42

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-37,460
• Equity at exit: $23,857

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-47,182
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$839
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$67
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-183

Break-even live

Break-even rent $2,004

Max offer price $127,716

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2339 Hawthorne Ct Bettendorf, IA	3.0	1.0	1375	$1,695	$1.23	43d	1	0.23mi
1410 Golden Valley Dr Bettendorf, IA	3.0	1.0	1100	$1,800	$1.64	20d	1	0.49mi
3300 E Kimberly Rd Davenport, IA	1.0–3.0	1.0–2.0	924	$1,295	$1.40	13d	22	0.58mi
3129 Windsor Dr Bettendorf, IA	4.0	1.5	1440	$2,500	$1.74	20d	1	0.69mi
1414 Central Ave Bettendorf, IA	3.0	2.0	1295	$1,995	$1.54	43d	1	1.22mi
2900 Middle Rd Bettendorf, IA	1.0–3.0	1.0–2.0	996	$1,741	$1.75	13d	27	1.38mi
3816 Ridgewood Dr Davenport, IA	3.0	2.0	1550	$2,199	$1.42	13d	1	1.45mi

Listing history 20 events

1. 2026-05-15
   listed $170,000 Active 270-char remark
2. 2026-05-08
   historical
3. 2026-04-30
   listed Active
4. 2021-08-06
   historical
5. 2015-09-09
   soldstatus $119,500
6. 2015-09-04
   soldstatus $119,500
7. 2015-09-04
   soldstatus $119,500
8. 2015-04-01
   listed $118,500
9. 2015-04-01
   listed $118,500
10. 2009-05-12
    soldstatus $105,500
11. 2009-05-08
    soldstatus $105,500
12. 2009-05-08
    soldstatus $105,500
13. 2009-04-10
    listed $109,900
14. 2009-04-10
    listed $109,900
15. 2009-02-02
    soldstatus $56,559
16. 2009-02-02
    soldstatus $56,559
17. 2008-12-03
    listed $71,500
18. 2008-12-03
    listed $71,500
19. 2008-12-03
    historical
20. 2005-10-06
    soldstatus $99,500

ⓘ 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: $2,601 · $217/mo
• Projected year-2 tax: $2,601 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $21,268
• − Mortgage interest: −$8,962
• − Property taxes: −$2,601
• − Insurance: −$6,325
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,655
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-1,070/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

+60.8% since first listed

22 events — show timeline

• 2026-05-26 Pending — MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed $160,000 MRED as Distributed by MLS Grid
• 2026-05-15 Listed $170,000 MRED as Distributed by MLS Grid
• 2026-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-30 Listed — MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-09-09 Sold (Public Records) $119,500 Public Records
• 2015-09-04 Sold (MLS) $119,500 MRED as Distributed by MLS Grid
• 2015-09-04 Sold (MLS) $119,500 RMLSA as Distributed by MLS Grid
• 2015-04-01 Listed $118,500 MRED as Distributed by MLS Grid
• 2015-04-01 Listed $118,500 RMLSA as Distributed by MLS Grid
• 2009-05-12 Sold (Public Records) $105,500 Public Records
• 2009-05-08 Sold (MLS) $105,500 MRED as Distributed by MLS Grid
• 2009-05-08 Sold (MLS) $105,500 RMLSA as Distributed by MLS Grid
• 2009-04-10 Listed $109,900 MRED as Distributed by MLS Grid
• 2009-04-10 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2009-02-02 Sold (MLS) $56,559 MRED as Distributed by MLS Grid
• 2009-02-02 Sold (MLS) $56,559 RMLSA as Distributed by MLS Grid
• 2008-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2008-12-03 Listed $71,500 MRED as Distributed by MLS Grid
• 2008-12-03 Listed $71,500 RMLSA as Distributed by MLS Grid
• 2005-10-06 Sold (Public Records) $99,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,601 · -1.0% YoY. Source: county tax records.