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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Retail space
531 Veterans Memorial Hwy Council Bluffs, IA 51501-8419
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0431895
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Total area
3,600 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C-2
APN
7444 12 380 003
UPID
US25-0431895
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
-
GreenStar Glass and Goodies (Bike/Boat/Book/etc) Store
-
Woods Sporting Goods (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$366k
Blend (final)
Blend
$600k
Owner & transaction history
531 Veterans Memorial LLC · 1 yrs held
531 Veterans Memorial LLC
since 2024
Last sale
$600,000
6 recorded transactions
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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$595,000
6.5%
$550,000
7%
$510,000
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Dec 23 2024)
Last sale anchor
$600k
Dec 23 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
$167 / 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
$11,797
Tax year 2023
Assessed value
$423,500
Assessed 2024
Previous assessed
$423,500
+0.0% YoY
Effective rate
2.79%
On assessed value
Assessed land
$181,600
Assessed improvement
$241,900
Land market value
$181,600
Improvement market value
$241,900
Total market value
$423,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
3,600 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C-2
APN
7444 12 380 003
UPID
US25-0431895
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.
Building & site characteristics
From public records
Year built
2001
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
531 Veterans Memorial LLC
Entity
Mailing address
18088 BENT TREE RDG, COUNCIL BLUFFS, IA 51503-8614
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
$600,000
531 Veterans Memorial LLC
Acme Real Estate INC
Warranty Deed
$480,000 · Exchange Bank
Nov 9, 2018
—
Acme Real Estate INC
Acme Realty
Special Warranty Deed
$281,516 · Five Points Bank
Mar 10, 2017
—
Acme Real Estate INC
—
Deed
related
$326,000 · Midstates Bk
Nov 10, 2005
$7,051
City Of Council Bluffs Iowa
Tri-co Land Co LLC
Warranty Deed
—
—
—
Acme Real Estate INC
—
Deed Of Trust
related
$305,000 · Us Bank NA
—
—
Acme Real Estate INC
—
Loan Modification
related
$326,000 · Midstates Bk
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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