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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Warehouses
3434 15th St Council Bluffs, IA 51501-6960
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US25-0015908
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Total area
9,064 SF
Lot
4.22 ac (183,823 SF)
Zoning code
I-2
APN
7444 11 402 002
UPID
US25-0015908
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$915k
Blend (final)
Blend
$1.20M
Owner & transaction history
Ivan Crossland JR · 4 yrs held
Ivan Crossland JR
since 2021
Last sale
$1.4M
4 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
$1,575,000
ML approach
$1,215,000
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$765,000
7%
$710,000
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±10% · vs last sale $1.35M (Sep 22 2021)
Last sale anchor
$1.35M
Sep 22 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
$132 / 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
$41,763
Tax year 2023
Assessed value
$1,315,400
Assessed 2024
Previous assessed
$1,315,400
+0.0% YoY
Effective rate
3.17%
On assessed value
Assessed land
$256,900
Assessed improvement
$1,058,500
Land market value
$256,900
Improvement market value
$1,058,500
Total market value
$1,315,400
Applied tax rate
2.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
9,064 SF
Lot
4.22 ac (183,823 SF)
Zoning code
I-2
APN
7444 11 402 002
UPID
US25-0015908
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
Building & site characteristics
From public records
Year built
2003
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.22 ac
Current owner
From public records · entity-resolved
Ivan Crossland JR
Individual
Mailing address
PO BOX 45, COLUMBUS, KS 66725-0045
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2021
$1,350,000
Ivan Crossland JR
Jones Foundation Holdings LLC
Warranty Deed
—
Oct 20, 2015
$1,087,500
Jones Foundation Holdings LLC
Rlf I-trs LLC
Grant Deed
related
—
—
—
Summit Renovation & Design INC
—
Deed Of Trust
related
$4,750,000 · John E Wren
—
—
Omaha Properties LLC
—
Deed Of Trust
related
$850,100 · Great Western 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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