3227 Hopi Dr · Council Bluffs, IA 51501

$45,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 1 Days on market

Good condition $630/mo HOA · 44% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated mobile home located in the desirable Grove at Council Bluffs community. Situated in a convenient and popular area, this move-in-ready home features numerous recent improvements, including a completely remodeled primary bedroom and en-suite bathroom, creating a comfortable and modern retreat. Additional major updates include new roof and siding installed in 2024, offering peace of mind for years to come. Enjoy easy access to shopping, dining, entertainment, and everyday conveniences, all just minutes away. With quick interstate access, commuting is simple while still enjoying the comfort of a well-established neighborhood. Whether you're a first-time buyer

Key facts

• New siding
• En-suite bathroom
• New roof

Tags

• REMODELED PRIMARY BEDROOM
• EN-SUITE BATHROOM
• NEW ROOF
• NEW SIDING
• EASY ACCESS TO SHOPPING
• QUICK INTERSTATE ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with a $630 monthly fee

Exterior

• Utilities: Natural gas available; Electricity available; Public sewer
• Home design: Single-family residence; One story
• Construction: Built with other construction materials; Other roof type; Crawl space foundation; Originally built (year not specified)
• Exterior features: Deck; Outdoor storage structure

Interior

• Heating & cooling: Central air conditioning; Natural gas heating; Electric heating
• Interior features: Other interior features
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 11.2% 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-.
• Lewis Central Community School District (urban): math 65% / reading 69% proficiency, ranked #163 of 289 in IA (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 140 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); 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 $311 of loan paydown is wiped out by about $1k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $45,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.16% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $201,432
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 27 Ave	0.63mi	3/1.0	928 (+0%)	7mo	$210,000	$226	60
2428 S 13th Street St	0.74mi	2/1.0 (-1)	925 (+0%)	18mo	$165,000	$178	41
2825 S 10th St	0.71mi	3/2.0	1,054 (+14%)	11mo	$230,000	$218	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.11×
• Total profit: $1,415
• Equity at exit: $6,710

10-year hold

• IRR: 6.5%
• Equity multiple: 1.37×
• Total profit: $4,636
• Equity at exit: $3,891

Cash invested: $12,600 (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 51501

• Rents YoY: 0.6%
• Active inventory: 140
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$630
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $184

Break-even live

Break-even rent $1,191

Max offer price $45,000

Occupancy floor 82%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 23rd Ave Council Bluffs, IA	3.0	1.0	720	$1,675	$2.33	1d	1	0.92mi
2301 S 9th St Council Bluffs, IA	2.0	1.0	1000	$1,350	$1.35	3d	1	1.05mi
3201 Renner Dr Council Bluffs, IA	2.0	1.0	979	$1,128	$1.15	3d	5	1.32mi
4506 Chapel Ridge Ln Council Bluffs, IA	1.0–4.0	1.0–2.0	1003	$1,240	$1.24	1d	7	1.42mi

HOA detail

• Monthly dues: $630 · $7,560/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $45,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,086
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$7,560
• − Depreciation: −$1,309
• Taxable income: $2,063
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $1,711/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready mobile home features recent updates, including a new roof and siding, and is located in a desirable neighborhood with easy access to amenities.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace deck railings — Improves safety and aesthetics.
• Both Install new outdoor lighting — Enhances safety and curb appeal.
• Both Update countertops in kitchen — Modernizes the space and adds value.
• Both Install new shower curtain rod — Enhances bathroom aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace deck railings — Improves safety and aesthetics. ↑
• Both Install new outdoor lighting — Enhances safety and curb appeal. ↑
• Both Update countertops in kitchen — Modernizes the space and adds value. ↑
• Both Install new shower curtain rod — Enhances bathroom aesthetics and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lewis Central Community School District
• NCES district ID: 1916680
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 69% ▼ -3.00%
• Median HH income: $64,025
• Composite: 58.21/100
• National rank: #1022
• State rank: #163 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): 34,618
• Household income: $59,843
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1110.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 2% Romanian 2% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 8% Chinese 1%

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: ▼ -187.49%
• Current HPI: 215.2532
• Rent YoY: ▲ 0.56%
• 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

1 event — show timeline

• 2026-06-16 Listed $45,000 SWIAR