Dallas County, IA · Sold

IA-494473

1259 County Road 170

$197,400

$14,050/ac · 14.05 ac

Offer report Market this tract

Acreage14.05 ac

Price per acre$14,050/ac

ZoningAgricultural

Road accessDirt

UtilitiesFull utilities

TopographySloped

ListedOct 4, 2025

Coordinates41.7036, -94.1447

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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

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

View Dallas market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands4.6% of tract

Little to no mapped wetland coverage.

Average slope21.4%

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.

PowerOn site

Power at or near the road.

Buildable area8.04 of 14.05 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$256,907

$205,869 – $307,944 · $18,285/ac on 14.05 ac

Asking vs estimate

-23.2%

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 $197,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$146,804

$10,449/ac · +30.0% target margin

You need $50,596 off asking to hit this margin.

All-in cost$159,282

Net resale$236,354

Projected profit$77,072

ROI+48.4%

Annualized+69.2%

Break-even resale$12,323/ac

Profit if resale lands off target

-20%

$29,801

-10%

$53,437

$77,072

+10%

$100,707

+20%

$124,343

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-433985 Dirt · Power at road	9.9	Jun 3, 2026	$76,500	7,759	9,245	6.8 mi	80
IA-244991 Paved · Off grid	20.4	Jul 27, 2026	$361,300	17,667	19,343	5.4 mi	79
IA-333337 Gravel · Off grid	6.2	Jul 27, 2026	$106,900	17,318	20,114	2.9 mi	74
IA-925539 Paved · Off grid	30.4	Jul 27, 2026	$487,500	16,032	18,595	10.6 mi	70
IA-246083 Gravel · Off grid	45.1	Jul 27, 2026	$529,400	11,738	17,224	7.2 mi	68
IA-543334 Dirt · Power at road	6.2	Mar 7, 2025	$97,800	15,873	19,281	5.1 mi	66
IA-772766 Dirt · Power at road	4.1	Feb 17, 2025	$71,600	17,542	20,949	0.3 mi	65
IA-933716 Gravel · Power at road	8.1	Sep 25, 2024	$174,600	21,504	23,251	9.2 mi	62
IA-772800 Paved · Off grid	4.2	May 6, 2025	$77,300	18,503	18,804	11.4 mi	61
IA-802842 Gravel · Power at road	4.3	Jul 25, 2025	$75,700	17,574	17,778	9.1 mi	59

Show adjustment detail for the top comp

Tract size (9.86 ac → 14.05 ac)-3.1%
Utilities (Power at road → Full utilities)+22.0%
Market time (2 mo)+0.8%

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