Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Multi-Site Self-Storage and Business Center Title is generated by Realmo AI

    2426 9th Ave, Council Bluffs, IA 51501

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    Self-storage and business center portfolio in Council Bluffs, Iowa.

    Type:Self Storage
    Property size:
    43,931 SF
    Price / SF:
    $6/SF
    Added:
    May 13, 2026
    Days on Market:
    19
    Last Refresh:
    May 14 at 9:18 pm

    Property Features for 2426 9th Ave

    General Information

    Standard status
    Active
    Size
    43,931 SF
    Property subtype
    Self Storage

    We can help!

    Listing Contact
    Mason Gates

    Listing agent Mason Gates License #SA704393000

    Listing office Matthews

    Listing date May 13, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Matthews

    HighLights

    • Multi‑site self‑storage and business center portfolio in Council Bluffs, Iowa.
    • Significant value‑add opportunity through lease‑up, operational efficiencies, and rental rate growth.
    • Portfolio totals approximately 43,931 net rentable square feet across 278 units.
    • Excellent accessibility near Interstates 29 and 80, close to Omaha.
    • Located in a high‑demand storage corridor with limited new supply.
    • Diverse mix of storage and office units.

    Overview

    Cohoe Storage & Business Center is a multi-site portfolio of self-storage and business center properties in Council Bluffs, Iowa. The portfolio includes facilities at 2430 9th Ave, 2504 S 9th St, 2301 S 6th St, and 25 S 15th St, Council Bluffs, IA 51501. The properties benefit from accessibility, dense surrounding neighborhoods, and proximity to logistics, manufacturing, retail, and new residential development. The portfolio totals approximately 43,931 net rentable square feet across 278 units in 11 buildings. The properties are located near Interstates 29 and 80, just minutes from Omaha. The portfolio has a mix of storage and office units. The current occupancy is below stabilization, presenting an opportunity for revenue potential in a market with limited new supply and regional demand. This is an opportunity to reposition a self-storage portfolio and capitalize on the growth of the Council Bluffs/Omaha metro.
    Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Council Bluffs
    County
    Pottawattamie
    State
    Iowa
    Longitude
    -95.880672
    Latitude
    41.2536202

    Nearby Similar for Sale

    • $1,690,000
      4,167 SF

      Restaurant Building on 2.15 Acres

      Freestanding restaurant on 2.15 acres, expansion or redevelopment potential.
      1207 S 35TH Street, COUNCIL BLUFFS, IA 51501
      View Details
    • $380,000
      2,880 SF

      Council Bluffs Turnkey Commercial Property

      Turnkey bar with ample parking and great road frontage.
      2701 HARRY LANGDON Boulevard, COUNCIL BLUFFS, IA 51503
      View Details
    • $315,000

      Updated Tri-Plex Investment Opportunity

      Fully updated tri-plex with modern finishes and versatile unit mix.
      541 Mill Street, Council Bluffs, IA 51503
      View Details
    • $225,000
      3,976 SF

      Council Bluffs Mixed-Use Property

      Commercial space with two apartments, all currently rented.
      519 S MAIN Street, COUNCIL BLUFFS, IA 51503
      View Details
    • $605,000
      7,596 SF

      Downtown Retail/Office Building For Sale

      Well-maintained retail/office building in a downtown location.
      533 South Main Street, Council Bluffs, IA, 51503
      View Details
    • $2,500,000

      Established Trailer Repair Business For Sale

      Profitable trailer repair business with property and parking rental income.
      2045 27th Avenue, Council Bluffs, IA 51501
      View Details
    • $2,000,000
      19,440 SF

      Renovated Industrial Facility For Sale

      19,440 SF industrial facility on 2.4 acres, renovated in 2022.
      608 13th Ave, Council Bluffs, IA 51501
      View Details
    • $14,500,000
      41,550 SF

      Industrial Building with Secured Storage

      41,550 SF industrial building with paved, secured outside storage.
      2140 S 35th St, Council Bluffs, IA 51501
      View Details
    • $3,330,000
      35,002 SF

      Multi-Tenant Commercial Building with Upside

      35,002 SF multi-tenant building with income and growth potential.
      7 S 4th Street, Council Bluffs, IA 51503
      View Details
    • $1,641,424
      2,160 SF

      Retail Space in Education Hub

      Retail space for sale in a strategic location.
      2810 W Broadway, Council Bluffs, IA 51501
      View Details
    • $1,950,000
      12,544 SF

      Self Storage and Office Building

      Self-storage facility and multi-tenant office building in Council Bluffs.
      25 S 15th St, Council Bluffs, IA 51501
      View Details
    • $495,000
      7,596 SF

      Downtown Brick Retail/Office Building

      Well-maintained 7,596 SF retail/office building in downtown location.
      533 S Main St, Council Bluffs, IA 51503
      View Details

    FAQs

    What type of property is this?
    Self storage facility - Self-storage and business center portfolio in Council Bluffs, Iowa.
    Where is this self storage facility located?
    The property is located at 2426 9th Ave Council Bluffs, IA.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: Multi‑site self‑storage and business center portfolio in Council Bluffs, Iowa.; Significant value‑add opportunity through lease‑up, operational efficiencies, and rental rate growth.; Portfolio totals approximately 43,931 net rentable square feet across 278 units.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Mason Gates
    Real Estate License ID: SA704393000
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2426 9th Ave, Council Bluffs, IA 51501
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!