Clayton County, IA · Sold

IA-248615

3651 County Road 118

$817,500

$2,896/ac · 282 ac

Offer report Market this tract

Acreage282 ac

Price per acre$2,896/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedJan 21, 2026

Coordinates42.9140, -91.2656

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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

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

View Clayton market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands1.8% of tract

Little to no mapped wetland coverage.

Average slope8.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,339 ft of deeded road frontage.

Power112 ft away

Power at or near the road.

Buildable area263.39 of 282.33 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,233,517

$976,041 – $1,490,992 · $4,369/ac on 282 ac

Asking vs estimate

-33.7%

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 $817,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$704,867

$2,497/ac · +30.0% target margin

You need $112,633 off asking to hit this margin.

All-in cost$764,781

Net resale$1,134,835

Projected profit$370,055

ROI+48.4%

Annualized+69.2%

Break-even resale$2,944/ac

Profit if resale lands off target

-20%

$143,088

-10%

$256,571

$370,055

+10%

$483,538

+20%

$597,022

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-878734 Dirt · Power at road	307.7	Jul 27, 2026	$1,572,400	5,110	5,251	9.1 mi	91
IA-718622 Dirt · Full utilities	283.8	Jul 27, 2026	$1,274,600	4,492	3,695	5.5 mi	89
IA-468320 Paved · Off grid	228.0	Feb 15, 2026	$844,700	3,705	3,051	1.2 mi	85
IA-798786 Paved · Power at road	319.6	Oct 29, 2024	$1,472,800	4,609	3,745	7.1 mi	77
IA-729998 Dirt · Power at road	768.9	Jun 27, 2026	$1,903,200	2,475	3,362	2.4 mi	77
IA-928608 Dirt · Full utilities	280.9	Dec 15, 2024	$1,853,600	6,599	5,779	10.8 mi	74
IA-228139 Paved · Power at road	200.0	Sep 7, 2024	$1,386,100	6,931	4,953	12.1 mi	71
IA-707545 Gravel · Power at road	130.1	Oct 22, 2025	$898,600	6,910	4,962	8.2 mi	67
IA-207639 Gravel · Off grid	139.2	Nov 11, 2024	$757,900	5,444	4,862	4.7 mi	63

Show adjustment detail for the top comp

Tract size (307.74 ac → 282.33 ac)+2.5%

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