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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Grocery and convenience stores
4040 Expy St Council Bluffs, IA 51501-8213
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0188255
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2000
Total area
14,000 SF
Lot
2.12 ac (92,347 SF)
Zoning code
C-2
APN
7444 12 377 019
UPID
US25-0188255
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
-
Cenex Gas Station
-
Ampride Gas Station
-
Heartland Coop Agricultural Service
-
Simple Dumpsters General Contractor Waste Management Facility
-
Hartland Kent Roll-offs General Contractor Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.58M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.62M
Owner & transaction history
Doebelin Enterprises LLC · 4 yrs held
Doebelin Enterprises LLC
since 2022
Last sale
$1.7M
1 recorded transaction
Zoning & alternative use
C-2 · 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
$1,480,000
ML approach
$1,575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,625,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,570,000
Change: 0% · Conversion: Moderate
RESTAURANT
$1,290,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$1,175,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,045,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±10% · vs last sale $1.70M (Jan 3 2022)
Last sale anchor
$1.70M
Jan 3 2022
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
$53,756
Tax year 2023
Assessed value
$1,775,700
Assessed 2024
Previous assessed
$1,671,000
+6.3% YoY
Effective rate
3.03%
On assessed value
Assessed land
$459,000
Assessed improvement
$1,316,700
Land market value
$459,000
Improvement market value
$1,316,700
Total market value
$1,775,700
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
14,000 SF
Lot
2.12 ac (92,347 SF)
Zoning code
C-2
APN
7444 12 377 019
UPID
US25-0188255
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.6M
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
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
2000
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.12 ac
Current owner
From public records · entity-resolved
Doebelin Enterprises LLC
Entity
Mailing address
17709 DOOLEY DR, COUNCIL BLUFFS, IA 51503-8667
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2022
$1,700,000
Doebelin Enterprises LLC
Heartland Property Coop
Special Warranty Deed
$2,610,000 · American National Bank & Trust
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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