Benton County, IA · Sold

IA-849796

2213 County Road 217

$3,481,700

$5,242/ac · 664 ac

Offer report Market this tract

Acreage664 ac

Price per acre$5,242/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedAug 14, 2024

Coordinates42.1796, -92.1108

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Benton County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.

View Benton market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands1.5% of tract

Little to no mapped wetland coverage.

Average slope3.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power154 ft away

Power at or near the road.

Buildable area621.54 of 664.22 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,561,545

$2,822,351 – $4,300,740 · $5,362/ac on 664 ac

Asking vs estimate

-2.2%

In line with the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $3,481,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,035,169

$3,064/ac · +30.0% target margin

You need $1,446,531 off asking to hit this margin.

All-in cost$2,208,158

Net resale$3,276,622

Projected profit$1,068,463

ROI+48.4%

Annualized+69.2%

Break-even resale$3,614/ac

Profit if resale lands off target

-20%

$413,139

-10%

$740,801

$1,068,463

+10%

$1,396,126

+20%

$1,723,788

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-469957 Landlocked · Power at road	746.4	Apr 2, 2025	$2,643,300	3,542	5,709	2.0 mi	79
IA-329680 Gravel · Full utilities	610.7	Mar 1, 2025	$5,320,700	8,713	7,387	9.0 mi	75
IA-418592 Gravel · Full utilities	277.7	Dec 16, 2024	$1,805,800	6,504	4,396	4.5 mi	69
IA-129506 Dirt · Off grid	538.4	Sep 16, 2024	$1,564,500	2,906	4,029	7.3 mi	69
IA-617267 Dirt · Full utilities	106.3	Sep 3, 2025	$1,122,400	10,556	6,215	2.9 mi	63
IA-507359 Dirt · Off grid	113.7	Sep 2, 2025	$759,900	6,686	5,746	7.5 mi	57
IA-597381 Dirt · Off grid	115.5	Apr 27, 2025	$590,000	5,109	4,471	5.0 mi	56
IA-226933 Landlocked · Power at road	83.5	Apr 16, 2024	$412,600	4,942	4,470	6.6 mi	51

Show adjustment detail for the top comp

Tract size (746.38 ac → 664.22 ac)+3.6%
Access (Landlocked → Gravel)+47.1%
Market time (16 mo)+5.8%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV