1705 Queens Dr · Bettendorf, IA 52722

$310,000

4 bd · 3.0 ba · 2,690 sqft · SingleFamily public records · 5 Days on market

Built 1976 7,840 sqft lot Est $382k · 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Schools +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fabulous two story with 2,500+ sf of living space featuring 4 bedrooms/4 bathrooms. Main level: large foyer, kitchen with informal dining, formal living room (bay windows) & formal dining room, half bathroom, plus a family room that walks out to a deck; 2nd floor: 3 bedrooms, two baths, an ensuite for the primary bedroom and a large walk-in closest. Basement finished with newer carpet, a bar, above grade windows, sliders to the patio, 3/4 bath and a large 4th bedroom with built in desk plus another set of sliders. Large utility room for laundry, mechanicals & storage. This home offers a great opportunity for new owners to build up equity and value with your own updates. Stainles

Key facts

• Formal dining room
• Large foyer
• Family room

Tags

• LARGE FOYER
• KITCHEN WITH INFORMAL DINING
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• FAMILY ROOM
• DECK

Property features AI

Finance

• HOA & community: No master association required; Community features include park access, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story design; Fee simple ownership; Facing and entry level not specified
• Construction: Built approximately 41–50 years ago; Vinyl siding with stone accents; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Level lot; Lot dimensions approximately 65 x 120

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer; Eating area/table space in the kitchen
• Bedrooms: 4 bedrooms total; Master bedroom on the second floor; Additional bedrooms on the second floor and a bedroom in the walkout basement
• Flooring: Carpet in living areas and most bedrooms; Wood laminate in walkout basement bedroom; Other flooring in basement laundry
• Bathrooms: 3 full bathrooms; 1 half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 8 total rooms; Partially finished basement with storage space and daylight windows; Separate dining room; Bay window in living room; Wood-burning fireplace in family room
• Laundry & utility: Washer; Dryer; Basement laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Cap rate 8.2% 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: Paul Norton Elementary School (math 91% / reading 85%, grade A+, #14 of 616 statewide, top 2%, 426 students, 14% FRL); 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) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 432 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 39% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $310,000

Questions for the listing agent

1. Built in 1976 — 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $381,980
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4280 Newport Ct	0.21mi	4/3.0	2,608 (-3%)	9mo	$425,000	$163	78
4029 Denniston Ct	0.33mi	5/3.0 (+1)	2,756 (+2%)	3mo	$390,000	$142	73
1680 Prairie Vista Cir	0.09mi	4/3.5	3,056 (+14%)	2mo	$430,000	$141	69
1470 Terrace Park Dr	0.25mi	4/3.0	2,358 (-12%)	4mo	$323,000	$137	65
4255 Apple Valley Dr	0.73mi	4/3.0	2,496 (-7%)	5mo	$435,000	$174	50
4420 E 51st St	0.59mi	5/3.0 (+1)	2,543 (-6%)	23mo	$369,900	$145	39
1706 Davenshire Dr	0.52mi	3/2.0 (-1)	2,388 (-11%)	15mo	$293,000	$123	36

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-18,765
• Equity at exit: $46,222

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $23,180
• Equity at exit: $26,803

Cash invested: $86,800 (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: 432
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,337 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$382 /mo · $4,580/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $500

Break-even live

Break-even rent $2,704

Max offer price $310,000

Occupancy floor 80%

Sensitivity live

Price	-10% $675	-5% $587	+0% $500	+5% $412	+10% $324
Rent	-10% $236	-5% $368	+0% $500	+5% $631	+10% $763
Rate	-1.0pp $656	-0.5pp $579	base $500	+0.5pp $419	+1.0pp $338

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5101 Lakeview Pkwy Davenport, IA	3.0–4.0	2.5–3.5	1800	$4,990	$2.77	15d	6	0.60mi
3054 Cherrywood Dr Unit 3054 Bettendorf, IA	3.0	3.5	1754	$2,800	$1.60	15d	1	1.24mi
3851 Tanglefoot Ln Bettendorf, IA	3.0–4.0	2.5–3.5	1800	$2,695	$1.50	15d	1	1.46mi

Listing history 1 events

1. 2026-05-21
   listed $310,000 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: $4,580 · $382/mo
• Projected year-2 tax: $4,724 · $394/mo
• Expected delta: +$144/yr (+$12/mo · 3.1%)

ⓘ 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: $40,043
• − Mortgage interest: −$17,365
• − Property taxes: −$4,580
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − Depreciation: −$9,018
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $5,726/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

2 events — show timeline

• 2026-05-26 Pending — MRED as Distributed by MLS Grid
• 2026-05-21 Listed $310,000 MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $4,580 · +0.8% YoY. Source: county tax records.