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Housing market/Iowa/ZIP 51501

ACS 2023 · FY2027 SAFMR

ZIP 51501 Council Bluffs, Iowa

Omaha-Council Bluffs, NE-IA HUD Metro FMR Area · Iowa. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
34,928
Households
14,269
Median HH income
$59,314
Renter share
33.8%
Median gross rent
$997
Vacancy
6.2%
Pop. change
-1.2%
2BR SAFMR
$1,310
SAFMR / rent
1.314×
2–49 unit stock
2,642
LIHTC proj / units
33 / 837
HUD assisted MF
5 / 251

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 51501 · IA — sent to you.

ZIP 51501 · IA

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ACS rent vs 2BR SAFMR

ZIP 51501 — Council Bluffs, IA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$997
2BR SAFMR$1,310
90% floor$1,179
110% ceiling$1,441

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 51501

  • 1-unit detached10,92871.8%
  • 1-unit attached2291.5%
  • 2–4 units8025.3%
  • 5–49 units1,84012.1%
  • 50+ units4442.9%
  • Mobile9746.4%
TypeUnitsShare
1-unit detached10,92871.8%
1-unit attached2291.5%
2 units (duplex)3502.3%
3–4 units4523.0%
5–9 units9226.1%
10–19 units5083.3%
20–49 units4102.7%
50+ units4442.9%
Mobile9746.4%

2–4 unit share 5.3% · 5–49 unit share 12.1% · combined 2–49 17.4%.

Units by bedrooms

Studio
196
1BR
1,482
2BR
5,799
3BR
6,137
4BR
1,264
5+
339

Rent burden

Rent ≥30% of income36.7%
Rent ≥50% of income15.7%
  • ACS median gross rent $997 (all bedrooms, occupied rentals).
  • Median contract rent $830.
  • Renters paying ≥30% of income 36.7%; ≥50% 15.7%.
  • FY2027 2BR SAFMR $1,310 (1.314× ACS median gross rent).

Population

34,928 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -1.2%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 33 projects, 837 units.
  • HUD project-based assisted MF: 5 properties, 251 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 204 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 51501 33.8% of occupied households are renters; vacancy is 6.2%; ACS median gross rent is $997; population changed -1.2% between the 2018 and 2023 ACS vintages; the housing stock includes 802 units in 2–4-unit structures and 1,840 units in 5–49-unit structures; 33 LIHTC projects totaling 837 units; FY2027 2BR SAFMR is $1,310 versus ACS median gross rent of $997. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Iowa research

ZIP 51501 is a Census / HUD profile for Omaha-Council Bluffs, NE-IA, IA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 51501 — Council Bluffs, IA HUD Section 8 Payment Standards / SAFMR·Iowa ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
51503Omaha-Council Bluffs, NE-IA HUD Metro FMR Area32.0%$964$1,23051510Omaha-Council Bluffs, NE-IA HUD Metro FMR Area15.7%$1,115$1,46051525Omaha-Council Bluffs, NE-IA HUD Metro FMR Area18.4%$696$1,01051526Omaha-Council Bluffs, NE-IA HUD Metro FMR Area9.5%$593$1,23051534Omaha-Council Bluffs, NE-IA HUD Metro FMR Area16.8%$838$1,09051536Omaha-Council Bluffs, NE-IA HUD Metro FMR Area10.5%$794$1,06051540Omaha-Council Bluffs, NE-IA HUD Metro FMR Area12.5%—$1,16051542Omaha-Council Bluffs, NE-IA HUD Metro FMR Area5.0%—$1,09051546Omaha-Council Bluffs, NE-IA HUD Metro FMR Area19.6%$847$1,09051548Omaha-Council Bluffs, NE-IA HUD Metro FMR Area2.4%—$1,20051550Omaha-Council Bluffs, NE-IA HUD Metro FMR Area9.2%—$1,07051553Omaha-Council Bluffs, NE-IA HUD Metro FMR Area11.1%$700$1,010

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Iowa research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 51501?

ZIP 51501 (Omaha-Council Bluffs, NE-IA HUD Metro FMR Area) has 34,928 residents, 14,269 households, a renter share of 33.8%, median household income of $59,314, and ACS 2023 median gross rent of $997. Vacancy is 6.2%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 51501?

ACS counts 350 units in 2-unit buildings, 452 in 3–4 unit buildings, 922 in 5–9, 508 in 10–19, and 410 in 20–49. Combined 2–49 unit stock is 2,642 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 51501?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,310. See the full schedule and 90–110% payment-standard band on the ZIP 51501 — Council Bluffs, IA HUD Section 8 Payment Standards / SAFMR.

Does this Iowa ZIP profile include Georgia listings?

No. ZIP 51501 is Census / HUD research for Omaha-Council Bluffs, NE-IA HUD Metro FMR Area. Jeff Crowe CRE does not list Iowa property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.