Lot 51 Polster Pl · Bettendorf, IA 52722

$299,990

3 bd · 2.0 ba · 1,227 sqft · Townhouse · 181 Days on market

Built 2025 3,049 sqft lot $244/sqft · 19% below area Est $369k · 19% under $135/mo HOA · 7% of rent

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Why this score? — see what drove the D- 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 +15.0/15.0
• Schools +7.6/10.0
• Cash flow +4.6/30.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Proposed new construction. Brand new Townhomes and Villas in a great new location in Hopewell Farms! The Arlington boasts efficiency with plenty of options to make this home your own. Large and open first floor with luxury vinyl plank flooring with a luxury kitchen with an optional fireplace in the great room. The three bedrooms are upstairs providing additional privacy, with a private owner's suite that has a large walk-in closet and double bowl sinks in the bathroom. 2nd floor laundry, luxury finishes, energy efficient features and smart home technology are included already so you can get what you want in this amazing home! Pictures of previously built homes, some with upgrades.

Key facts

• New construction
• Open first floor
• Optional fireplace

Tags

• NEW CONSTRUCTION
• OPEN FIRST FLOOR
• LUXURY VINYL PLANK FLOORING
• OPTIONAL FIREPLACE
• PRIVATE OWNER'S SUITE
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (38.7% below list).
• Recommended offer: $184k (38.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#73 in IA, #1,579 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment 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.
• Market conditions: Rents rising (+2.9%/yr); 426 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $9k 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 181 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,797 (38.7% 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 181 days. Have you received any prior offers? Is the seller open to a 39% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.80%
• DSCR: 0.52
• GRM: 13.6

CMA / ARV

• ARV (median comp): $369,056
• List price: $299,990
• Delta: -18.71%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5940 Butterfield Dr	0.04mi	3/2.0	1,227 (0%)	1mo	$285,000	$232	98
5934 Butterfield Dr	0.04mi	3/2.0	1,227 (0%)	3mo	$281,067	$229	95
5900 Butterfield Ct	0.05mi	3/2.0	1,227 (0%)	3mo	$311,548	$254	95
5919 Butterfield Dr	0.08mi	3/2.0	1,404 (+14%)	4mo	$397,984	$283	69
5695 Red Fox Dr	0.16mi	3/3.0	1,339 (+9%)	9mo	$427,900	$320	66
5925 Butterfield Dr	0.07mi	2/2.0 (-1)	1,404 (+14%)	3mo	$281,076	$200	65
5885 Butterfield Dr	0.09mi	2/2.0 (-1)	1,404 (+14%)	5mo	$391,860	$279	62
5691 Red Fox Rd	0.17mi	3/3.0	1,339 (+9%)	13mo	$429,900	$321	62
5256 Red Fox Rd	0.55mi	4/2.5 (+1)	1,320 (+8%)	7mo	$360,000	$273	49
5577 Red Fox Rd	0.29mi	4/3.0 (+1)	1,400 (+14%)	8mo	$390,000	$279	47
5128 Red Fox Rd	0.61mi	2/2.0 (-1)	1,400 (+14%)	14mo	$356,000	$254	32

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: -36.0%
• Equity multiple: -0.15×
• Total profit: $-96,883
• Equity at exit: $44,729

10-year hold

• IRR: -49.9%
• Equity multiple: -0.75×
• Total profit: $-146,836
• Equity at exit: $25,938

Cash invested: $83,997 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$135
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-756

Break-even live

Break-even rent $2,795

Max offer price $190,571

Occupancy floor —

Sensitivity live

Price	-10% $-549	-5% $-653	+0% $-756	+5% $-860	+10% $-963
Rent	-10% $-901	-5% $-829	+0% $-756	+5% $-684	+10% $-611
Rate	-1.0pp $-605	-0.5pp $-680	base $-756	+0.5pp $-834	+1.0pp $-913

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7118 International Dr Bettendorf, IA	3.0	1.0–2.0	955	$1,987	$2.08	14d	52	0.98mi
3939 53rd Ave Bettendorf, IA	3.0	1.0–2.0	951	$2,035	$2.14	14d	29	1.30mi
5472 Devils Glen Rd #204 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	21d	1	1.31mi
5472 Devils Glen Rd Unit 319 Bettendorf, IA	2.0	2.0	1065	$1,695	$1.59	14d	1	1.31mi
5472 Devils Glen Rd Bettendorf, IA	2.0–3.0	2.0–3.0	1293	$2,085	$1.61	44d	2	1.31mi
5472 Devils Glen Rd Bettendorf, IA	1.0–3.0	1.0–3.0	1141	$2,085	$1.83	14d	2	1.31mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 20 events

1. 2026-06-18
   days on market $299,990 Active 181 DOM
2. 2026-06-17
   days on market $299,990 Active 180 DOM
3. 2026-06-16
   days on market $299,990 Active 179 DOM
4. 2026-06-15
   days on market $299,990 Active 178 DOM
5. 2026-06-14
   days on market $299,990 Active 176 DOM
6. 2026-06-13
   days on market $299,990 Active 175 DOM
7. 2026-06-10
   days on market $299,990 Active 173 DOM
8. 2026-06-09
   days on market $299,990 Active 172 DOM
9. 2026-06-08
   days on market $299,990 Active 171 DOM
10. 2026-06-07
    days on market $299,990 Active 170 DOM
11. 2026-06-05
    days on market $299,990 Active 167 DOM
12. 2026-06-03
    days on market $299,990 Active 166 DOM
13. 2026-06-02
    days on market $299,990 Active 165 DOM
14. 2026-06-01
    days on market $299,990 Active 164 DOM
15. 2026-05-31
    days on market $299,990 Active 163 DOM
16. 2026-05-30
    days on market $299,990 Active 162 DOM
17. 2026-01-08
    status Active
18. 2026-01-06
    historical
19. 2026-01-05
    historical
20. 2025-07-28
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,056
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$1,620
• − Depreciation: −$8,727
• Taxable loss: −$14,624
• Est. tax savings @ 24.0%: +$3,510
• After-tax cash flow: $-5,564/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