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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Retail space
928 Vly Vw Dr Council Bluffs, IA 51503-5275
Entity Owned
21-yr Hold
Free & Clear
Property ID
US25-0160116
Property summary
AI-generated overview
This 2,000 square foot warehouse, located at 928 Valley View Dr in Council Bluffs, IA, offers 1,400 square feet of immediately available space. Built in 2005, this multi-tenant property sits on a 3-acre lot and is zoned C-Commercial (APN: 7543 32 379 001). The warehouse boasts ceiling heights ranging from 10 to 12 feet and ample parking for 20-50 vehicles. The space is an end-cap unit in the Valley View Village shopping plaza, providing excellent visibility from Valley View Drive and including a drive-through lane and window. The existing layout features a large reception/lobby/sales floor, private offices, a break room, and an ADA-compliant bathroom. A sublease is available through March 31, 2029, with potential for lease extension. This property presents a fantastic opportunity for businesses seeking high visibility and convenient access in a thriving commercial area of Pottawattamie County, Iowa (Zip code 51503).
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Total area
25,000 SF
Lot
3 ac (130,680 SF)
Zoning code
C-2
APN
7543 32 379 001
UPID
US25-0160116
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
-
Aligned Chiropractic Alternative Medicine Practice
-
Tracy Hough - State Farm Insurance Agent Insurance Agency
-
Diagnostic & Internal Medicine Medical Laboratory
-
Strada Healthcare Medical Clinic
-
James M. Shehan, MD, FAAD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.05M
Owner & transaction history
Valley View Village LLC · 21 yrs held
Valley View Village LLC
since 2004
3 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,365,000
Current use
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±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
$82 / 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
$116,630
Tax year 2023
Assessed value
$3,542,900
Assessed 2024
Previous assessed
$3,542,900
+0.0% YoY
Effective rate
3.29%
On assessed value
Assessed land
$437,500
Assessed improvement
$3,105,400
Land market value
$437,500
Improvement market value
$3,105,400
Total market value
$3,542,900
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
2004
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
25,000 SF
Lot
3 ac (130,680 SF)
Zoning code
C-2
APN
7543 32 379 001
UPID
US25-0160116
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
RETAIL STORES Current
Est. value
$1.4M
RETAIL STORES 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
2004
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Valley View Village LLC
Entity
Free & Clear · 21 yrs held
Mailing address
PO BOX 1827, COUNCIL BLUFFS, IA 51502-1827
Ownership since
2004
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
Oct 25, 2004
—
Valley View Village LLC
Owner,record
Grant Deed
related
—
—
—
Valley View Village LLC
—
Deed Of Trust
related
$1,707,215 · Five Points Bank
—
—
Valley View Village LLC
—
Deed Of Trust
related
$185,977 · Pinnacle 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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