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Property profile & analytics
OFF-MARKET
Estimated value
$7,550,000
Industrial properties
2906 21st Ave Council Bluffs, IA 51501-7059
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-0034517
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2004
Total area
65,625 SF
Lot
9.85 ac (429,066 SF)
Zoning code
I-2
APN
7444 03 128 001
UPID
US25-0034517
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
-
Acieta LLC Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.55M
CAP Approach
CAP
$4.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.55M
Owner & transaction history
Nl Ventures Xii Council Bluffs LLC · 2 yrs held
Nl Ventures Xii Council Bluffs LLC
since 2024
Last sale
$7.6M
3 recorded transactions
Zoning & alternative use
I-2 · Council Bluffs, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Zoning. Off-premises signs may be placed on property zoned I-1, I-2 and I-3, subject to all other restrictions in this section. Spacing Unless otherwise provided, no off-premises sign shall be located within a seven hundred (700) foot radius of any other existing off-premises sign whether conforming or not. On-premises signs shall not be counted nor shall me…
Zone name
General Industrial District
General category
INDUSTRIAL
Zone area
4,150.44 ac
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
$7,550,000
ML approach
$7,550,000
CAP Approach
CAP Return
Estimation
6%
$4,955,000
6.5%
$4,575,000
7%
$4,250,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,620,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$7,365,000
Change: 0% · Conversion: Difficult
RESTAURANT
$6,045,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$5,505,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,885,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$7.55M
Range $6.80M – $8.31M · ±10% · vs last sale $7.55M (Jan 24 2024)
Last sale anchor
$7.55M
Jan 24 2024
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
$115 / 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
$167,810
Tax year 2023
Assessed value
$4,406,900
Assessed 2024
Previous assessed
$4,406,900
+0.0% YoY
Effective rate
3.81%
On assessed value
Assessed land
$605,900
Assessed improvement
$3,801,000
Land market value
$605,900
Improvement market value
$3,801,000
Total market value
$4,406,900
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
65,625 SF
Lot
9.85 ac (429,066 SF)
Zoning code
I-2
APN
7444 03 128 001
UPID
US25-0034517
Jurisdiction
POTTAWATTAMIE
Zoning & alternative use
I-2 · Council Bluffs, IAZoning I-2 · permitted uses
I-2 · Council Bluffs, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Zoning. Off-premises signs may be placed on property zoned I-1, I-2 and I-3, subject to all other restrictions in this section. Spacing Unless otherwise provided, no off-premises sign shall be located within a seven hundred (700) foot radius of any other existing off-premises sign whether conforming or not. On-premises signs shall not be counted nor shall measurements be taken from them for the purpose of determining compliance with the off-premises spacing requirements. No more than one off-premises sign may be erected at any one sign location, each sign may have not more than two sign faces, provided that: The sign faces are oriented in opposite directions; and The maximum perpendicular distance between parallel sign faces is five feet; or Nonparallel sign faces must be connected at one point and must have an angle of separation no greater than thirty (30) degrees. Surrounding Uses
Zone name
General Industrial District
General category
INDUSTRIAL
Zone area
4,150.44 ac
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.6M
OFFICE BUILDING
Est. value
$7.4M
RESTAURANT
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
9.85 ac
Current owner
From public records · entity-resolved
Nl Ventures Xii Council Bluffs LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2600 VIA FORTUNA STE #260, AUSTIN, TX 78746-7991
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jan 24, 2024
$7,550,000
Nl Ventures Xii Council Bluffs LLC
Acieta LLC
Special Warranty Deed
—
Apr 18, 2014
$3,175,000
Acieta LLC
Automated Concepts LLC
Grant Deed
—
Nov 4, 2004
—
Automated Concepts INC
Owner,record
Grant Deed
related
—
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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