341 Lincoln Ave · Council Bluffs, IA 51503

$125,000

3 bd · 1.0 ba · 600 sqft · SingleFamily public records · 5 Days on market

Built 1905 $208/sqft · 42% above area Est $185k · 33% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Contract pending contingent -24 Hr first right of refusal in place. This 1905 gem is a rare find. While the aesthetic awaits your personal touch, the ''bones'' of this house are solid. The floor plan is surprisingly functional offering a 3/4 bath on the main floor along with a bedroom featuring built in storage. 3 more nice sized bedrooms upstairs with one accessing the peaceful covered balcony that leads to the backyard. A full & spacious bathroom upstairs has a special pink toilet. The backyard oasis features a gazebo & steps up to the 2 story storage shed. Parking? Not a problem, there's lots of it off the alley. This house has enlcosed front & back porches. The baseme

Key facts

• Built 1905
• Listed 5 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: Smoke detectors
• Utilities: Natural gas available; Electricity available; Cable available; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Frame construction; Composition roof; Unfinished basement
• Exterior features: Porch; Deck; Fenced yard; Storage structure; Gazebo; Other outbuilding; Waterfront lot; Concrete driveway/road access

Interior

• Flooring: Wood flooring
• Heating & cooling: Forced air heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $29 ($353/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (1.6% below list).
• Recommended offer: $123k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.3% in Council Bluffs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#368 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment C-, amenities D, crime D-.
• Council Bluffs Community School District (urban): math 52% / reading 55% proficiency, ranked #272 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hoover Elementary School (math 67% / reading 62%, grade B, #317 of 616 statewide, top 58%, 429 students, 48% FRL); Gerald W Kirn Middle School (math 50% / reading 61%, grade B-, #199 of 246 statewide, top 81%, 956 students, 54% FRL); Abraham Lincoln High School (math 52% / reading 62%, grade C, #279 of 336 statewide, top 85%, 1,399 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 193 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 679 units permitted in Pottawattamie County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawattamie County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,051 (1.6% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $185,200
• List price: $125,000
• Delta: -32.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-19,942
• Equity at exit: $18,638

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-21,176
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 51503

• Rents YoY: 1.7%
• Active inventory: 193
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $29

Break-even live

Break-even rent $1,193

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $65	+0% $29	+5% $-6	+10% $-41
Rent	-10% $-68	-5% $-19	+0% $29	+5% $78	+10% $127
Rate	-1.0pp $92	-0.5pp $61	base $29	+0.5pp $-3	+1.0pp $-36

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 McPherson Ave Unit 16 Council Bluffs, IA	2.0	1.0	750	$895	$1.19	22d	1	0.79mi
120 N 6th St Council Bluffs, IA	2.0	1.0–2.0	848	$1,000	$1.18	2d	1	0.88mi
8 S 6th St Council Bluffs, IA	1.0–2.0	1.0–2.0	850	$1,500	$1.76	2d	4	0.93mi
585 Valley View Dr Council Bluffs, IA	1.0–2.0	1.0–2.0	906	$1,573	$1.74	2d	9	1.46mi

Listing history 2 events

1. 2026-05-06
   status Pending 785-char remark
2. 2026-04-30
   listed $125,000 Active 785-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,766
• − Mortgage interest: −$7,002
• − Property taxes: −$2,024
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,636
• Taxable loss: −$1,681
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $756/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Council Bluffs Community School District
• NCES district ID: 1908220
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $45,259
• Composite: 45.23/100
• National rank: #2665
• State rank: #272 of 289 in IA

Livability — Council Bluffs

• Score: 70/100
• State rank: #368
• US rank: #7695

Category grades

Amenities D Commute F Cost of living A+ Crime D- Employment C- Housing A+ Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Council Bluffs, IA
• County: Pottawattamie County · 72,590 people
• City population: 72,590
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 37,972
• Household income: $79,010
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 911.0

Population outlook (Pottawattamie County) Hauer SSP2

• Today (2025): 93,683 people
• By 2030: 92,772 · -1.0%
• By 2040: 89,917 · -4.0%
• By 2050: 86,994 · -7.1%
• By 2075: 82,756 · -11.7%
• By 2100: 79,097 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pottawattamie

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -1.9pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+16.8 2016: R+21.6 2012: R+5.8 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.54%
• Current HPI: 200.6226
• Rent YoY: ▲ 1.67%
• Metro: Omaha-Council Bluffs, NE-IA
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+2.8% since first listed

4 events — show timeline

• 2026-06-09 Sold (Public Records) $128,500 Public Records
• 2026-06-08 Sold (MLS) $128,500 SWIAR
• 2026-05-06 Pending — SWIAR
• 2026-04-30 Listed $125,000 SWIAR

Property tax history

+2.7%/yr

Latest (2025): $2,024 · +12.8% YoY. Source: county tax records.