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Property profile & analytics
OFF-MARKET
Estimated value
$3,085,000
Retail space
1720 16th St Council Bluffs, IA 51501-0102
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-1287045
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Lot
1.93 ac (84,071 SF)
Zoning code
P-C
APN
7544 23 406 001
UPID
US25-1287045
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Urgent Care Council Bluffs Medical Clinic
-
Family Connections, Inc. Medical Clinic
-
Express Employment Professionals Employment Agency
-
Edward Jones - Financial Advisor: David Lawrence Financial Advisor
-
Schanuth Family Chiropractic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.09M
Owner & transaction history
1702 Holdings LLC · 3 yrs held
1702 Holdings LLC
since 2023
Last sale
$3.4M
3 recorded transactions
Zoning & alternative use
P-C · Council Bluffs, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Council Bluffs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Council Bluffs submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,930,000
ML approach
$2,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.09M
Range $2.78M – $3.39M · ±10% · vs last sale $3.35M (Apr 7 2023)
Last sale anchor
$3.35M
Apr 7 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$79,200
Tax year 2023
Assessed value
$2,333,200
Assessed 2024
Effective rate
3.39%
On assessed value
Assessed land
$586,000
Assessed improvement
$1,747,200
Land market value
$586,000
Improvement market value
$1,747,200
Total market value
$2,333,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
NONE
Lot
1.93 ac (84,071 SF)
Zoning code
P-C
APN
7544 23 406 001
UPID
US25-1287045
Jurisdiction
POTTAWATTAMIE
Zoning & alternative use
P-C · Council Bluffs, IA
Zoning P-C · permitted uses
P-C · Council Bluffs, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Council Bluffs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2015
Heating
NONE
Lot
1.93 ac
Current owner
From public records · entity-resolved
1702 Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
18136 MASON ST, ELKHORN, NE 68022-5716
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2026
—
1700 Council Bluffs LP
—
Deed
related
$4,956,695 · Charterwest Bank
Jun 27, 2023
$1,750,000
1702 Holdings LLC
Gordman Bluffs Northway LLC
Warranty Deed
—
Apr 7, 2023
$3,350,000
Cb Northway LLC
Gordman Bluffs Northway LLC
Warranty Deed
$2,512,500 · Northwest Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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