352 Lincoln Ave · Council Bluffs, IA 51503

$149,900

3 bd · 1.0 ba · 640 sqft · SingleFamily public records · 47 Days on market

Built 1910 8,909 sqft lot $234/sqft · 96% above area Est $181k · 17% 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 +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious corner lot in a peaceful Council Bluffs neighborhood, this beautifully maintained ranch-style home combines classic charm with modern convenience. Boasting over 1,400 square feet of comfortable living space, the interior features a bright, sun-filled living room, a functional kitchen with ample cabinetry, and three generous bedrooms. The finished basement offers versatile space for a home office, gym, or media room. Outside, enjoy a large, fenced-in backyard perfect for entertaining, along with a detached garage for extra storage. Ideally located near local parks, schools, and downtown amenities, this move-in-ready gem is perfect for first-time buyers or those looking to downsize. Your new home awaits!

Key facts

• Near schools
• Near local parks
• Finished basement

Tags

• CORNER LOT
• FINISHED BASEMENT
• FENCED-IN BACKYARD
• DETACHED GARAGE
• NEAR LOCAL PARKS
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (17.9% below list).
• Recommended offer: $123k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 rising (+1.7%/yr); 194 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $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 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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 (17.9% 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 47 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.82% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $181,376
• List price: $149,900
• Delta: -14.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Union St	0.24mi	2/2.0 (-1)	720 (+12%)	7mo	$130,000	$181	53

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.15×
• Total profit: $-35,476
• Equity at exit: $22,351

10-year hold

• IRR: -26.1%
• Equity multiple: -0.18×
• Total profit: $-49,494
• Equity at exit: $12,961

Cash invested: $41,972 (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: 194
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-151

Break-even live

Break-even rent $1,422

Max offer price $123,183

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• 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	21d	1	0.79mi
120 N 6th St Council Bluffs, IA	2.0	1.0–2.0	848	$1,000	$1.18	1d	1	0.88mi
8 S 6th St Council Bluffs, IA	1.0–2.0	1.0–2.0	850	$1,500	$1.76	1d	4	0.93mi
585 Valley View Dr Council Bluffs, IA	1.0–2.0	1.0–2.0	906	$1,573	$1.74	1d	9	1.46mi

Listing history 22 events

1. 2026-06-19
   price $149,900 Active 47 DOM
2. 2026-06-18
   days on market $154,900 Active 47 DOM
3. 2026-06-17
   days on market $154,900 Active 46 DOM
4. 2026-06-16
   days on market $154,900 Active 45 DOM
5. 2026-06-15
   status $154,900 Active 44 DOM
6. 2026-06-07
   statusdays on market $154,900 Pending 44 DOM
7. 2026-06-05
   days on market $154,900 Active 43 DOM
8. 2026-06-03
   days on market $154,900 Active 42 DOM
9. 2026-06-03
   days on market $154,900 Active 41 DOM
10. 2026-06-01
    days on market $154,900 Active 40 DOM
11. 2026-05-31
    days on market $154,900 Active 39 DOM
12. 2026-05-18
    price $154,900 733-char remark

    Show marketing remark (733 chars)

    Nestled on a spacious corner lot in a peaceful Council Bluffs neighborhood, this beautifully maintained ranch-style home combines classic charm with modern convenience. Boasting over 1,400 square feet of comfortable living space, the interior features a bright, sun-filled living room, a functional kitchen with ample cabinetry, and three generous bedrooms. The finished basement offers versatile space for a home office, gym, or media room. Outside, enjoy a large, fenced-in backyard perfect for entertaining, along with a detached garage for extra storage. Ideally located near local parks, schools, and downtown amenities, this move-in-ready gem is perfect for first-time buyers or those looking to downsize. Your new home awaits!

13. 2026-04-22
    listed $164,900 Active 733-char remark

    Show marketing remark (733 chars)

    Nestled on a spacious corner lot in a peaceful Council Bluffs neighborhood, this beautifully maintained ranch-style home combines classic charm with modern convenience. Boasting over 1,400 square feet of comfortable living space, the interior features a bright, sun-filled living room, a functional kitchen with ample cabinetry, and three generous bedrooms. The finished basement offers versatile space for a home office, gym, or media room. Outside, enjoy a large, fenced-in backyard perfect for entertaining, along with a detached garage for extra storage. Ideally located near local parks, schools, and downtown amenities, this move-in-ready gem is perfect for first-time buyers or those looking to downsize. Your new home awaits!

14. 2021-06-02
    soldstatus $108,000
15. 2021-05-20
    soldstatus $108,000 222-char remark

    Show marketing remark (222 chars)

    INVESTORS SPECIAL. 3 Bed 1 Bath 2 car detached garage. New roof 2014. Sale As Is. Cash Only! 24 hour notice for appointment. Please wear masks and take off shoes. Entrance to basement rear of house. Call agent for showing.

16. 2021-03-02
    listed $110,000 222-char remark

    Show marketing remark (222 chars)

    INVESTORS SPECIAL. 3 Bed 1 Bath 2 car detached garage. New roof 2014. Sale As Is. Cash Only! 24 hour notice for appointment. Please wear masks and take off shoes. Entrance to basement rear of house. Call agent for showing.

17. 2008-01-09
    soldstatus $111,500
18. 2008-01-04
    soldstatus $111,500
19. 2007-11-19
    historical
20. 2007-11-03
    listed $117,500
21. 2000-08-18
    soldstatus $80,000
22. 2000-01-17
    listed $78,000

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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: −$8,397
• − Property taxes: −$2,500
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,361
• Taxable loss: −$4,401
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $-759/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

+98.6% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $154,900 SWIAR
• 2026-04-22 Listed $164,900 SWIAR
• 2021-06-02 Sold (Public Records) $108,000 Public Records
• 2021-05-20 Sold (MLS) $108,000 SWIAR
• 2021-03-02 Listed $110,000 SWIAR
• 2008-01-09 Sold (Public Records) $111,500 Public Records
• 2008-01-04 Sold (MLS) $111,500 GPRMLS
• 2007-11-19 Listing Removed — GPRMLS
• 2007-11-03 Listed $117,500 GPRMLS
• 2000-08-18 Sold (MLS) $80,000 SWIAR
• 2000-01-17 Listed $78,000 SWIAR

Property tax history

+0.6%/yr

Latest (2025): $2,500 · +1.1% YoY. Source: county tax records.