3115 12th Ave · Council Bluffs, IA 51501

$157,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 76 Days on market

Built 1940 7,841 sqft lot $152/sqft · 8% below area Est $171k · 8% under

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Why this score? — see what drove the D 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).

• ARV discount +11.1/15.0
• Cash flow +11.0/30.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated 3-bedroom, 1-bath home offering modern updates and move-in-ready convenience. This home features new flooring throughout, fresh interior paint, stainless steel appliances, and numerous recent upgrades including new A/C, water heater, windows, and siding. The bright and functional layout creates a comfortable living space perfect for everyday living. A great opportunity to own a beautifully updated home with major improvements already completed.

Key facts

• New flooring
• New water heater
• New a/c

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• NEW A/C
• NEW WATER HEATER
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-66 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (20.0% below list).
• Recommended offer: $126k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Market conditions: Rents flat; 140 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 76 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $158k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,364 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $171,474
• List price: $157,900
• Delta: -7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 11th Ave	0.09mi	3/1.0	1,066 (+3%)	4mo	$129,000	$121	88
917 Spruce St	0.21mi	2/1.0 (-1)	1,018 (-2%)	4mo	$195,000	$192	79
3233 2nd Ave	0.62mi	3/1.0	1,016 (-2%)	4mo	$165,000	$162	65
3227 2nd Ave	0.62mi	2/1.0 (-1)	1,084 (+5%)	1mo	$103,000	$95	58
2621 6th Ave	0.62mi	2/1.0 (-1)	1,053 (+2%)	8mo	$85,000	$81	57
3439 5th Ave	0.54mi	2/1.0 (-1)	994 (-4%)	11mo	$194,000	$195	54
3126 4th Ave	0.51mi	3/1.5	1,175 (+13%)	5mo	$195,000	$166	48
2709 2nd Ave	0.72mi	2/1.0 (-1)	943 (-9%)	1mo	$215,000	$228	45
3431 5th Ave	0.53mi	2/1.0 (-1)	886 (-14%)	1mo	$169,000	$191	45
403 S 28th St	0.58mi	3/2.0	1,162 (+12%)	11mo	$180,000	$155	40
2733 2nd Ave	0.70mi	4/1.0 (+1)	1,152 (+11%)	6mo	$145,000	$126	39
2719 6th Ave	0.53mi	2/1.0 (-1)	896 (-14%)	11mo	$187,700	$209	39

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-32,846
• Equity at exit: $23,543

10-year hold

• IRR: -23.0%
• Equity multiple: -0.04×
• Total profit: $-45,877
• Equity at exit: $13,652

Cash invested: $44,212 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$828
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-66

Break-even live

Break-even rent $1,348

Max offer price $146,156

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-22	+0% $-66	+5% $-111	+10% $-156
Rent	-10% $-166	-5% $-116	+0% $-66	+5% $-17	+10% $33
Rate	-1.0pp $13	-0.5pp $-26	base $-66	+0.5pp $-107	+1.0pp $-149

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 S 34th St Council Bluffs, IA	3.0	2.0	1470	$1,650	$1.12	15d	1	0.23mi
10 N 31st St Unit A Council Bluffs, IA	2.0	1.0	840	$795	$0.95	44d	1	0.80mi
2523 3rd Ave Unit 8 Council Bluffs, IA	2.0	1.0	720	$750	$1.04	44d	1	0.81mi
3726 3rd Ave Apt E Council Bluffs, IA	2.0	1.0	748	$895	$1.20	44d	1	0.90mi
2436 3rd Ave Unit 04 Council Bluffs, IA	2.0	1.0	768	$950	$1.24	44d	1	0.92mi
2404 Avenue B Unit B Council Bluffs, IA	2.0	1.0	1014	$1,585	$1.56	44d	1	1.19mi
20 S 41st St Council Bluffs, IA	2.0	1.0–2.0	709	$1,640	$2.31	2d	14	1.21mi
806 N 34th St Council Bluffs, IA	2.0	1.0	942	$1,062	$1.13	44d	11	1.28mi
806 N 34th St Council Bluffs, IA	1.0–2.0	1.0	776	$1,105	$1.42	2d	16	1.28mi
806 N 34th St Unit 802-6 Council Bluffs, IA	2.0	1.0	930	$1,090	$1.17	24d	1	1.28mi
806 N 34th St Unit 805-17 Council Bluffs, IA	2.0	1.0	955	$1,125	$1.18	24d	1	1.28mi
806 N 34th St Unit 803-2 Council Bluffs, IA	2.0	1.0	955	$1,115	$1.17	24d	1	1.28mi
806 N 34th St Unit 802-2 Council Bluffs, IA	2.0	1.0	955	$1,079	$1.13	24d	1	1.28mi
806 N 34th St Unit 805-4 Council Bluffs, IA	2.0	1.0	930	$1,049	$1.13	24d	1	1.28mi
806 N 34th St Unit 803-14 Council Bluffs, IA	2.0	1.0	930	$1,000	$1.08	22d	1	1.28mi
3611 Avenue G Unit 1 Council Bluffs, IA	2.0	1.0	1080	$1,050	$0.97	44d	1	1.29mi
4141 Rivers Edge Pkwy Council Bluffs, IA	2.0	1.0–2.0	808	$1,900	$2.35	2d	8	1.31mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	2d	38	1.41mi
4123 Avenue C Council Bluffs, IA	2.0	1.0	985	$1,100	$1.12	44d	1	1.43mi
1222 N 31st St Council Bluffs, IA	2.0–4.0	1.0	1031	$1,186	$1.15	2d	7	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $157,900 Active 76 DOM
2. 2026-06-17
   days on market $157,900 Active 75 DOM
3. 2026-06-16
   days on market $157,900 Active 74 DOM
4. 2026-06-15
   days on market $157,900 Active 73 DOM
5. 2026-06-13
   days on market $157,900 Active 71 DOM
6. 2026-06-10
   days on market $157,900 Active 68 DOM
7. 2026-06-09
   days on market $157,900 Active 67 DOM
8. 2026-06-08
   days on market $157,900 Active 66 DOM
9. 2026-06-07
   days on market $157,900 Active 65 DOM
10. 2026-06-05
    days on market $157,900 Active 62 DOM
11. 2026-06-03
    days on market $157,900 Active 61 DOM
12. 2026-06-03
    days on market $157,900 Active 60 DOM
13. 2026-06-01
    pricedays on market $157,900 Active 59 DOM
14. 2026-05-31
    days on market $164,500 Active 58 DOM
15. 2026-04-13
    price $164,500 464-char remark

    Show marketing remark (464 chars)

    Fully renovated 3-bedroom, 1-bath home offering modern updates and move-in-ready convenience. This home features new flooring throughout, fresh interior paint, stainless steel appliances, and numerous recent upgrades including new A/C, water heater, windows, and siding. The bright and functional layout creates a comfortable living space perfect for everyday living. A great opportunity to own a beautifully updated home with major improvements already completed.

16. 2026-04-13
    price $164,500 464-char remark

    Show marketing remark (464 chars)

    Fully renovated 3-bedroom, 1-bath home offering modern updates and move-in-ready convenience. This home features new flooring throughout, fresh interior paint, stainless steel appliances, and numerous recent upgrades including new A/C, water heater, windows, and siding. The bright and functional layout creates a comfortable living space perfect for everyday living. A great opportunity to own a beautifully updated home with major improvements already completed.

17. 2026-03-10
    listed $169,000 Active 464-char remark

    Show marketing remark (464 chars)

    Fully renovated 3-bedroom, 1-bath home offering modern updates and move-in-ready convenience. This home features new flooring throughout, fresh interior paint, stainless steel appliances, and numerous recent upgrades including new A/C, water heater, windows, and siding. The bright and functional layout creates a comfortable living space perfect for everyday living. A great opportunity to own a beautifully updated home with major improvements already completed.

18. 2026-03-10
    listed $169,000 New 464-char remark

    Show marketing remark (464 chars)

    Fully renovated 3-bedroom, 1-bath home offering modern updates and move-in-ready convenience. This home features new flooring throughout, fresh interior paint, stainless steel appliances, and numerous recent upgrades including new A/C, water heater, windows, and siding. The bright and functional layout creates a comfortable living space perfect for everyday living. A great opportunity to own a beautifully updated home with major improvements already completed.

19. 2018-02-05
    soldstatus $35,000
20. 2018-02-02
    soldstatus $35,000
21. 2018-01-10
    listed $39,900

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,265 · $189/mo
• Expected delta: +$214/yr (+$18/mo · 10.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,164
• − Mortgage interest: −$8,845
• − Property taxes: −$2,051
• − Insurance: −$790
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,593
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $52/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): 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

+312.3% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $164,500 SWIAR
• 2026-04-13 Price Changed $164,500 GPRMLS
• 2026-03-10 Listed $169,000 SWIAR
• 2026-03-10 Listed $169,000 GPRMLS
• 2018-02-05 Sold (Public Records) $35,000 Public Records
• 2018-02-02 Sold (MLS) $35,000 SWIAR
• 2018-01-10 Listed $39,900 SWIAR

Property tax history

+7.4%/yr

Latest (2025): $2,051 · -14.0% YoY. Source: county tax records.