1917 S 11th St · Council Bluffs, IA 51501

$150,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 39 Days on market

Built 1900 7,920 sqft lot Est $174k · 14% 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 +15.5/30.0
• ARV discount +13.6/15.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• 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

GREAT STARTER HOME IN CONVENIENT LOCATION IN SOUTH COUNCIL BLUFFS. FEATURES INCLUDE 2 BEDROOMS, XL FENCED CORNER LOT WITH ROOM FOR GARAGE, BRICK PATIO, UPDATED PAINT AND CARPET, STORAGE SHED.

Key facts

• Spacious kitchen
• Corner lot
• Separate dining area

Tags

• SPACIOUS KITCHEN
• SEPARATE DINING AREA
• COMFORTABLE LIVING SPACE
• CORNER LOT
• LARGE FLAT FULLY FENCED YARD
• CONCRETE PARKING PAD

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Natural gas available; Electricity available; Cable available; Public sewer
• Home design: Single-family residence; One story; Frame construction
• Construction: Frame construction; Composition roof
• Exterior features: Fenced yard; Corner lot; Concrete road frontage; Storage structure on property; Sidewalks in the community

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($736/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 $137k (8.6% below list).
• Recommended offer: $137k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Longfellow Elementary School (math 57% / reading 38%, grade D, #529 of 616 statewide, top 86%, 481 students, 60% 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 56% FRL track the district average.
• Market conditions: Rents flat; 140 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $1k 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

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,062 (8.6% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $173,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 17th Ave	0.18mi	2/1.0	1,064 (-1%)	10mo	$160,000	$150	82
2224 S 7th St	0.34mi	3/1.0 (+1)	1,080 (+1%)	3mo	$175,000	$162	75
2220 S 7th St	0.34mi	2/1.0	1,070 (-0%)	11mo	$138,000	$129	74
1910 S 8th St	0.20mi	2/1.0	912 (-15%)	2mo	$140,000	$154	64
1921 S 7th St	0.29mi	2/1.0	936 (-13%)	1mo	$175,000	$187	64
2303 S 12th St	0.27mi	2/1.0	912 (-15%)	1mo	$163,000	$179	62
2711 S 10th St	0.57mi	3/1.0 (+1)	1,080 (+1%)	8mo	$174,000	$161	60
1703 15 Ave	0.58mi	2/2.0	1,120 (+4%)	8mo	$33,000	$29	55
2615 S 8th St	0.54mi	3/2.0 (+1)	1,042 (-3%)	10mo	$240,000	$230	53
1429 10th Ave	0.72mi	3/1.0 (+1)	1,108 (+3%)	4mo	$141,500	$128	52
2825 S 10th St	0.68mi	3/2.0 (+1)	1,054 (-2%)	11mo	$230,000	$218	47
1205 27 Ave	0.57mi	3/1.0 (+1)	928 (-13%)	7mo	$210,000	$226	40

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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-23,673
• Equity at exit: $22,365

10-year hold

• IRR: -12.9%
• Equity multiple: 0.32×
• Total profit: $-28,374
• Equity at exit: $12,969

Cash invested: $42,000 (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 51501

• Rents YoY: 0.6%
• Active inventory: 140
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $61

Break-even live

Break-even rent $1,293

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $104	+0% $61	+5% $19	+10% $-24
Rent	-10% $-47	-5% $7	+0% $61	+5% $115	+10% $170
Rate	-1.0pp $137	-0.5pp $99	base $61	+0.5pp $22	+1.0pp $-17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	3d	1	0.27mi
2301 S 9th St Council Bluffs, IA	2.0	1.0	1000	$1,350	$1.35	4d	1	0.30mi
1011 7th Ave Council Bluffs, IA	3.0	2.0	1160	$1,125	$0.97	5d	1	0.83mi
519 S 9th St Council Bluffs, IA	2.0	2.0	1316	$1,500	$1.14	16d	1	0.94mi
1600 4th Ave #2 Council Bluffs, IA	3.0	1.0	1056	$1,800	$1.70	45d	1	1.13mi
8 S 6th St Council Bluffs, IA	1.0–2.0	1.0–2.0	850	$1,500	$1.76	3d	4	1.29mi
530 W Broadway Apt 302 Council Bluffs, IA	2.0	1.0	765	$1,220	$1.59	45d	1	1.35mi
913 Avenue A Council Bluffs, IA	2.0	1.0	828	$795	$0.96	25d	1	1.35mi
120 N 6th St Council Bluffs, IA	2.0	1.0–2.0	848	$1,000	$1.18	3d	1	1.44mi
1634 Avenue A Unit A Council Bluffs, IA	3.0	1.0	1105	$1,465	$1.33	16d	1	1.45mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-11
   price $150,000
3. 2026-03-20
   listed $160,000 Active
4. 2008-09-27
   historical
5. 2008-06-26
   listed $69,900
6. 2000-03-10
   soldstatus $50,000 191-char remark

   Show marketing remark (191 chars)

   GREAT STARTER HOME IN CONVENIENT LOCATION IN SOUTH COUNCIL BLUFFS. FEATURES INCLUDE 2 BEDROOMS, XL FENCED CORNER LOT WITH ROOM FOR GARAGE, BRICK PATIO, UPDATED PAINT AND CARPET, STORAGE SHED.

7. 2000-01-17
   listed $49,500 191-char remark

   Show marketing remark (191 chars)

   GREAT STARTER HOME IN CONVENIENT LOCATION IN SOUTH COUNCIL BLUFFS. FEATURES INCLUDE 2 BEDROOMS, XL FENCED CORNER LOT WITH ROOM FOR GARAGE, BRICK PATIO, UPDATED PAINT AND CARPET, STORAGE SHED.

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$144/yr (+$12/mo · 6.9%)

ⓘ 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 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: $16,447
• − Mortgage interest: −$8,402
• − Property taxes: −$2,068
• − Insurance: −$750
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,364
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,160/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

+203.0% since first listed

7 events — show timeline

• 2026-04-28 Pending — SWIAR
• 2026-04-11 Price Changed $150,000 SWIAR
• 2026-03-20 Listed $160,000 SWIAR
• 2008-09-27 Listing Removed — GPRMLS
• 2008-06-26 Listed $69,900 GPRMLS
• 2000-03-10 Sold (MLS) $50,000 SWIAR
• 2000-01-17 Listed $49,500 SWIAR

Property tax history

+4.2%/yr

Latest (2025): $2,068 · +1.2% YoY. Source: county tax records.