3313 7th Ave · Council Bluffs, IA 51501

$84,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 2 Days on market

Built 1951 5,227 sqft lot Est $122k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENT IS OWNER

Key facts

• Zoned r-2
• Bank foreclosure
• 5,227 sq ft lot

Tags

• ZONED R-2
• BANK FORECLOSURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $84.82M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $121,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3538 3rd Ave	0.37mi	2/1.0	672 (0%)	1mo	$155,000	$231	82
3219 9th Ave	0.16mi	2/1.0	720 (+7%)	10mo	$150,000	$208	72
3418 9th Ave	0.16mi	2/1.0	750 (+12%)	3mo	$135,000	$180	71
3537 6th Ave	0.26mi	2/1.0	740 (+10%)	1mo	$155,000	$209	70
3512 4th Ave	0.29mi	1/1.0 (-1)	645 (-4%)	6mo	$117,000	$181	70
3227 6th Ave	0.11mi	2/1.0	744 (+11%)	10mo	$45,500	$61	69
3453 4th Ave	0.23mi	2/1.0	616 (-8%)	10mo	$126,000	$205	67
3023 8th Ave	0.28mi	2/1.0	720 (+7%)	10mo	$112,000	$156	67
2708 5th Avenue Ave	0.62mi	2/1.0	660 (-2%)	10mo	$80,000	$121	60
3138 5th Ave	0.22mi	2/1.0	768 (+14%)	9mo	$130,000	$169	59
3741 4th Ave	0.56mi	1/1.5 (-1)	677 (+1%)	10mo	$173,000	$256	58
2712 5th Ave	0.61mi	2/1.0	575 (-14%)	8mo	$95,000	$165	41

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: 8.5%
• Equity multiple: 1.32×
• Total profit: $7,697
• Equity at exit: $12,659

10-year hold

• IRR: 15.6%
• Equity multiple: 2.13×
• Total profit: $26,788
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$445
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $382

Break-even live

Break-even rent $721

Max offer price $84,900

Occupancy floor 63%

Sensitivity live

Price	-10% $430	-5% $406	+0% $382	+5% $358	+10% $334
Rent	-10% $287	-5% $334	+0% $382	+5% $430	+10% $477
Rate	-1.0pp $425	-0.5pp $404	base $382	+0.5pp $360	+1.0pp $338

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3726 3rd Ave Apt E Council Bluffs, IA	2.0	1.0	748	$895	$1.20	44d	1	0.57mi
2717 Avenue A Apt 4 Council Bluffs, IA	2.0	1.0	672	$995	$1.48	44d	1	0.79mi
2523 3rd Ave Unit 8 Council Bluffs, IA	2.0	1.0	720	$750	$1.04	44d	1	0.87mi
20 S 41st St Council Bluffs, IA	2.0	1.0–2.0	709	$1,640	$2.31	2d	14	0.91mi
806 N 34th St Council Bluffs, IA	1.0–2.0	1.0	776	$1,105	$1.42	3d	16	0.98mi
4141 Rivers Edge Pkwy Council Bluffs, IA	2.0	1.0–2.0	808	$1,900	$2.35	3d	8	0.98mi
415 Leavenworth St Omaha, NE	1.0–2.0	1.0–2.0	881	$2,395	$2.72	2d	38	1.21mi
2018 Avenue A Unit 2018 Council Bluffs, IA	1.0	1.0	560	$775	$1.38	24d	1	1.40mi
2018 Avenue A Unit 2018 Council Bluffs, IA	1.0	1.0	560	$750	$1.34	44d	1	1.40mi

Listing history 6 events

1. 2026-04-23
   soldstatus $77,500
2. 2026-02-26
   status Pending
3. 2026-02-25
   price $84,900
4. 2026-02-24
   listed $84,900,000 Active
5. 2003-01-31
   soldstatus $70,000 14-char remark

   Show marketing remark (14 chars)

   AGENT IS OWNER

6. 2003-01-04
   listed $70,000 14-char remark

   Show marketing remark (14 chars)

   AGENT IS OWNER

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$134/yr (+$11/mo · 12.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $14,451
• − Mortgage interest: −$4,756
• − Property taxes: −$1,064
• − Insurance: −$424
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,470
• Taxable income: $3,424
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,763/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

+10.7% since first listed

6 events — show timeline

• 2026-04-23 Sold (Public Records) $77,500 Public Records
• 2026-02-26 Pending — IAR
• 2026-02-25 Price Changed $84,900 IAR
• 2026-02-24 Listed $84,900,000 IAR
• 2003-01-31 Sold (MLS) $70,000 SWIAR
• 2003-01-04 Listed $70,000 SWIAR

Property tax history

-2.6%/yr

Latest (2025): $1,064 · -28.4% YoY. Source: county tax records.