Butler County, IA · Sold

IA-920870

2816 County Road 20

$18,000

$17,476/ac · 1.03 ac

Offer report Market this tract

Acreage1.03 ac

Price per acre$17,476/ac

ZoningUnzoned

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedMay 6, 2025

Coordinates42.8075, -92.7026

Loading terrain…

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

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

View Butler market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands15.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope12.0%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

250 ft of deeded road frontage.

Power97 ft away

Power at or near the road.

Buildable area0.83 of 1.03 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$21,211

$17,860 – $24,562 · $20,593/ac on 1.03 ac

Asking vs estimate

-15.1%

Priced below the comp set

Weighted from 9 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 $18,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$12,121

$11,768/ac · +30.0% target margin

You need $5,879 off asking to hit this margin.

All-in cost$13,151

Net resale$19,514

Projected profit$6,363

ROI+48.4%

Annualized+69.2%

Break-even resale$13,879/ac

Profit if resale lands off target

-20%

$2,460

-10%

$4,412

$6,363

+10%

$8,314

+20%

$10,266

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-591199 Dirt · Full utilities	1.3	Jul 27, 2026	$27,100	20,683	19,814	1.7 mi	89
IA-341036 Gravel · Power at road	1.2	Sep 3, 2024	$23,900	20,629	22,348	1.6 mi	79
IA-210843 Dirt · Power at road	1.0	Mar 6, 2025	$15,500	15,345	18,922	5.3 mi	78
IA-501489 Gravel · Power at road	1.6	May 16, 2025	$39,500	24,393	25,829	2.1 mi	76
IA-641698 Landlocked · Off grid	1.9	May 3, 2026	$18,200	9,692	17,117	6.4 mi	73
IA-560090 Gravel · Power at road	0.6	Mar 24, 2025	$11,300	19,167	20,198	13.8 mi	71
IA-272411 Paved · Power at road	3.1	Jul 27, 2026	$89,200	28,314	24,562	7.2 mi	70
IA-382193 Dirt · Full utilities	2.7	Aug 5, 2025	$56,200	20,907	21,137	3.4 mi	65
IA-222449 Gravel · Power at road	3.2	Nov 2, 2023	$40,500	12,494	14,268	6.9 mi	59

Show adjustment detail for the top comp

Access (Dirt → Gravel)+16.3%
Utilities (Full utilities → Power at road)-18.0%

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