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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Apartment buildings
680 Pleasant Hl Blvd Pleasant Hill, IA 50327-2041
Entity Owned
9-yr Hold
Property ID
US25-0168770
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2003
Construction
FRAME
Total area
7,676 SF
Lot
0.57 ac (24,765 SF)
Zoning code
R-3
APN
221/00182-700-001
UPID
US25-0168770
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
by Request
CAP Approach
CAP
$985k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$705k
Owner & transaction history
Royal Holdings LLC · 9 yrs held
Royal Holdings LLC
since 2016
3 recorded transactions
Zoning & alternative use
R-3 · Pleasant Hill, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R-3 zoning district is intended and designed for certain high-density residential areas of the City now developed and where similar residential development seems likely to occur. High-density residential development typically includes apartments, condominiums, and other vertically attached residential dwellings. This district may further include townhome…
Zone name
Multiple Family Residential
General category
RESIDENTIAL
Zone area
133.49 ac
Source
Realmo
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 Pleasant Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Hill 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%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,130,000
Current use
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$92 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$20,598
Tax year 2020
Assessed value
$820,000
Assessed 2023
Previous assessed
$820,000
+0.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$65,500
Assessed improvement
$754,500
Land market value
$65,500
Improvement market value
$754,500
Total market value
$820,000
Applied tax rate
1.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
CENTRAL
Buildings
1
Stories
2
Units
8
Total area
7,676 SF
Lot
0.57 ac (24,765 SF)
Zoning code
R-3
APN
221/00182-700-001
UPID
US25-0168770
Jurisdiction
POLK
Zoning & alternative use
R-3 · Pleasant Hill, IAZoning R-3 · permitted uses
R-3 · Pleasant Hill, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R-3 zoning district is intended and designed for certain high-density residential areas of the City now developed and where similar residential development seems likely to occur. High-density residential development typically includes apartments, condominiums, and other vertically attached residential dwellings. This district may further include townhomes and rowhouses.
Zone name
Multiple Family Residential
General category
RESIDENTIAL
Zone area
133.49 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
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
2003
Construction
FRAME
Heating
CENTRAL
Stories
2
Buildings
1
Units
8
Lot
0.57 ac
Current owner
From public records · entity-resolved
Royal Holdings LLC
Entity
Mailing address
935 EMERALD PNES DR, ARNOLDS PARK, IA 51331-7577
Ownership since
2016
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
Dec 1, 2016
$723,000
Royal Holdings LLC
Riverwood Properties LLC
Warranty Deed
$578,400 · First National Bank
May 7, 2013
$16,000
Riverwood Properties LLC
Pleasant Valley Properties LLC
Warranty Deed
—
May 7, 2013
—
Riverwood Properties LLC
658 North 8th Street LLC
Warranty Deed
$750,000 · Luana Savings 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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