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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Medical Office Space
320 Mckenzie Ave 8, Council Bluffs, IA 51503-1002
Entity Owned
15-yr Hold
Free & Clear
Property ID
US25-0304977
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Total area
8,000 SF
Lot
2.26 ac (98,446 SF)
Zoning code
C-2
APN
7543 20 306 008
UPID
US25-0304977
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
-
Bluffs Family Dentistry: Beresford Caitlin DDS Dental Office
-
Boys Town Natl Research Hospital: Cohn Edward S MD Physician
-
Bluffs Family Dentistry Dental Office
-
Bluffs Family Dentistry: Andrea Cardenzana, DDS Dental Office
-
Dr. Jason A. Bouska Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$795k
Comparable Approach
Comparable
$752k
Blend (final)
Blend
$775k
Owner & transaction history
MCKENZIE HEALTHCARE LLP
MCKENZIE HEALTHCARE LLP
Zoning & alternative use
C-2 · Council Bluffs, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.1M
+64.3%
Restaurant
$875,000
+30.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$795,000
7%
$740,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$670,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,105,000
Change: +64% · Conversion: Moderate
RESTAURANT
$875,000
Change: +30% · Conversion: Difficult
COMMERCIAL (GENERAL)
$635,000
Change: -5% · Conversion: Easy
OFFICE BUILDING
$600,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$775k
Range $698k – $853k · ±10%
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
$97 / 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
$60,998
Tax year 2023
Assessed value
$1,648,200
Assessed 2024
Previous assessed
$1,648,200
+0.0% YoY
Effective rate
3.70%
On assessed value
Assessed land
$295,500
Assessed improvement
$1,352,700
Land market value
$295,500
Improvement market value
$1,352,700
Total market value
$1,648,200
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
8,000 SF
Lot
2.26 ac (98,446 SF)
Zoning code
C-2
APN
7543 20 306 008
UPID
US25-0304977
Jurisdiction
POTTAWATTAMIE
Zoning & alternative use
C-2 · Council Bluffs, IA
Zoning C-2 · permitted uses
C-2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$670,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
RESTAURANT
Est. value
$875,000
COMMERCIAL (GENERAL)
Est. value
$635,000
OFFICE BUILDING
Est. value
$600,000
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2008
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.26 ac
Current owner
From public records · entity-resolved
MCKENZIE HEALTHCARE LLP
Entity
Free & Clear · 0 yrs held
Mailing address
320 MCKENZIE AVE STE #101, COUNCIL BLUFFS, IA 51503-1002
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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