Butler County, IA · Sold

IA-222449

2549 County Road 174

$46,000

$14,198/ac · 3.24 ac

Offer report Market this tract

Acreage3.24 ac

Price per acre$14,198/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedOct 4, 2023

Coordinates42.7279, -92.7857

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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

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

3 items to verify before you offer.

Risk index

Low risk

Wetlands26.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.6%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

416 ft of deeded road frontage.

Power103 ft away

Power at or near the road.

Buildable area2.27 of 3.24 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$65,561

$55,634 – $75,489 · $20,235/ac on 3.24 ac

Asking vs estimate

-29.8%

Priced below the comp set

Weighted from 10 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 $46,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$37,464

$11,563/ac · +30.0% target margin

You need $8,536 off asking to hit this margin.

All-in cost$40,648

Net resale$60,317

Projected profit$19,668

ROI+48.4%

Annualized+69.2%

Break-even resale$13,637/ac

Profit if resale lands off target

-20%

$7,605

-10%

$13,636

$19,668

+10%

$25,700

+20%

$31,731

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-272411 Paved · Power at road	3.1	Jul 27, 2026	$89,200	28,314	24,027	4.4 mi	88
IA-942739 Dirt · Full utilities	4.0	Jun 18, 2026	$97,900	24,472	23,651	2.3 mi	83
IA-641698 Landlocked · Off grid	1.9	May 3, 2026	$18,200	9,692	16,744	1.1 mi	82
IA-382193 Dirt · Full utilities	2.7	Aug 5, 2025	$56,200	20,907	20,676	5.0 mi	75
IA-591199 Dirt · Full utilities	1.3	Jul 27, 2026	$27,100	20,683	19,382	5.3 mi	72
IA-501489 Gravel · Power at road	1.6	May 16, 2025	$39,500	24,393	25,266	5.0 mi	70
IA-253726 Paved · Full utilities	8.2	Nov 10, 2025	$202,100	24,704	18,513	3.2 mi	68
IA-704040 Landlocked · Power at road	10.3	Jul 8, 2025	$107,800	10,500	17,181	6.4 mi	67
IA-920870 Gravel · Power at road	1.0	Aug 9, 2025	$16,900	16,427	16,756	6.9 mi	65
IA-210843 Dirt · Power at road	1.0	Mar 6, 2025	$15,500	15,345	18,510	3.2 mi	63

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%

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