Clinton County, IA · Sold

IA-674536

2832 County Road 166

$139,300

$9,476/ac · 14.70 ac

Offer report Market this tract

Acreage14.70 ac

Price per acre$9,476/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedAug 4, 2025

Coordinates41.9432, -90.5796

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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

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

View Clinton market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands4.1% of tract

Little to no mapped wetland coverage.

Average slope26.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power47 ft away

Power at or near the road.

Buildable area8.46 of 14.70 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$148,769

$125,981 – $171,557 · $10,120/ac on 14.70 ac

Asking vs estimate

-6.4%

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 $139,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$85,011

$5,783/ac · +30.0% target margin

You need $54,289 off asking to hit this margin.

All-in cost$92,237

Net resale$136,867

Projected profit$44,630

ROI+48.4%

Annualized+69.2%

Break-even resale$6,820/ac

Profit if resale lands off target

-20%

$17,257

-10%

$30,944

$44,630

+10%

$58,317

+20%

$72,004

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-944311 Dirt · Power at road	12.5	Jun 28, 2025	$152,100	12,174	12,548	3.8 mi	85
IA-503583 Landlocked · Off grid	7.4	Feb 14, 2026	$39,500	5,361	7,691	6.2 mi	75
IA-175167 Gravel · Power at road	23.2	Feb 25, 2026	$289,700	12,473	11,567	7.4 mi	74
IA-605120 Gravel · Full utilities	22.4	Dec 3, 2025	$287,500	12,807	9,781	6.7 mi	72
IA-353025 Gravel · Power at road	4.9	Jul 27, 2026	$64,700	13,145	10,469	8.2 mi	71
IA-405554 Dirt · Power at road	30.7	May 19, 2025	$272,000	8,848	10,269	5.8 mi	69
IA-365674 Dirt · Off grid	33.5	Jan 3, 2026	$259,800	7,748	10,463	7.3 mi	69
IA-345945 Gravel · Off grid	40.8	Dec 28, 2025	$325,500	7,977	9,599	6.4 mi	65
IA-636200 Dirt · Full utilities	49.1	Jan 29, 2025	$340,700	6,940	7,270	2.1 mi	63
IA-515619 Paved · Off grid	32.2	Oct 12, 2023	$329,500	10,226	10,912	1.8 mi	62

Show adjustment detail for the top comp

Tract size (12.49 ac → 14.7 ac)-1.6%
Market time (14 mo)+4.8%

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