Clinton County, IA · Sold

IA-157103

7856 County Road 228

$942,900

$9,986/ac · 94.42 ac

Offer report Market this tract

Acreage94.42 ac

Price per acre$9,986/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedMar 23, 2026

Coordinates41.9249, -90.5332

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands15.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,285 ft of deeded road frontage.

Power3,624 ft away

Service extension needed; get a utility quote.

Buildable area75.80 of 94.42 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$638,143

$460,243 – $816,044 · $6,759/ac on 94.42 ac

Asking vs estimate

+47.8%

Priced above 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 $942,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$364,653

$3,862/ac · +30.0% target margin

You need $578,247 off asking to hit this margin.

All-in cost$395,649

Net resale$587,092

Projected profit$191,443

ROI+48.4%

Annualized+69.3%

Break-even resale$4,555/ac

Profit if resale lands off target

-20%

$74,025

-10%

$132,734

$191,443

+10%

$250,153

+20%

$308,862

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-477628 Dirt · Off grid	138.1	Jul 26, 2026	$519,000	3,758	4,823	1.3 mi	84
IA-336934 Gravel · Power at road	83.5	Jan 28, 2026	$529,700	6,341	5,354	4.1 mi	82
IA-316281 Gravel · Full utilities	52.0	Jul 27, 2026	$639,500	12,285	7,508	5.5 mi	79
IA-257316 Gravel · Off grid	110.2	Jul 24, 2025	$842,600	7,648	8,299	7.2 mi	78
IA-345945 Gravel · Off grid	40.8	Dec 28, 2025	$325,500	7,977	6,837	3.7 mi	74
IA-658670 Dirt · Off grid	293.8	Jul 27, 2026	$808,100	2,750	4,353	4.9 mi	72
IA-508810 Paved · Off grid	325.2	Nov 9, 2025	$2,945,700	9,059	11,084	0.9 mi	68
IA-365674 Dirt · Off grid	33.5	Jan 3, 2026	$259,800	7,748	7,453	4.6 mi	68
IA-636200 Dirt · Full utilities	49.1	Jan 29, 2025	$340,700	6,940	5,178	2.7 mi	66
IA-978375 Gravel · Power at road	237.3	Sep 30, 2024	$1,458,100	6,145	7,197	5.6 mi	63

Show adjustment detail for the top comp

Tract size (138.11 ac → 94.42 ac)+10.1%
Access (Dirt → Gravel)+16.3%

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