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Property profile & analytics
OFF-MARKET
Estimated value
$13,890,000
Office buildings
2009 Sherwood Ct, Council Bluffs, IA 51503-0547
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0017193
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Total area
4,216 SF
Lot
17.29 ac (753,152 SF)
Zoning code
R-4
APN
7543 20 452 002
UPID
US25-0017193
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
-
Sherwood Forest Apartments Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.89M
Owner & transaction history
Mimg Xli Sherwood Forest LLC · 13 yrs held
Mimg Xli Sherwood Forest LLC
since 2012
Last sale
$16.2M
2 recorded transactions
Zoning & alternative use
R-4 · 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
$14,645,000
ML approach
$8,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.89M
Range $12.50M – $15.28M · ±10% · vs last sale $16.20M (Jul 30 2021)
Last sale anchor
$16.20M
Jul 30 2021
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
$3,295 / SF
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
$288,034
Tax year 2023
Assessed value
$14,231,500
Assessed 2024
Previous assessed
$14,447,300
-1.5% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,161,300
Assessed improvement
$12,070,200
Land market value
$2,161,300
Improvement market value
$12,070,200
Total market value
$14,231,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1975
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
216
Total area
4,216 SF
Lot
17.29 ac (753,152 SF)
Zoning code
R-4
APN
7543 20 452 002
UPID
US25-0017193
Jurisdiction
POTTAWATTAMIE
Zoning & alternative use
R-4 · Council Bluffs, IA
Zoning R-4 · permitted uses
R-4 · 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
1975
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
216
Lot
17.29 ac
Current owner
From public records · entity-resolved
Mimg Xli Sherwood Forest LLC
Entity
Mailing address
911 E COUNTY LINE RD, LAKEWOOD, NJ 08701-2069
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2024
—
Sf Apartments LLC
—
Deed
related
$14,631,000 · Merchants Capital Corp An Indian
Dec 13, 2012
—
Mimg Xli Sherwood Forest LLC
Sherwood Forest George LLC Co
Warranty Deed
$7,000,000 · Wells Fargo Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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