IA-437629
5104 County Road 18
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Dallas County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Dallas market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $440,088 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-888121 Dirt · Off grid | 197.4 | Jul 27, 2026 | $914,600 | 4,633 | 5,946 | 1.3 mi | 84 |
| IA-918164 Gravel · Off grid | 203.6 | Jul 27, 2026 | $1,356,500 | 6,661 | 7,416 | 6.6 mi | 83 |
| IA-796660 Gravel · Power at road | 68.5 | Jul 27, 2026 | $878,200 | 12,821 | 9,202 | 5.2 mi | 77 |
| IA-266683 Dirt · Power at road | 69.7 | Jul 27, 2026 | $775,400 | 11,133 | 9,327 | 6.2 mi | 75 |
| IA-246083 Gravel · Off grid | 45.1 | Jul 27, 2026 | $529,400 | 11,738 | 9,088 | 10.2 mi | 71 |
| IA-546259 Gravel · Full utilities | 51.2 | Feb 23, 2025 | $662,200 | 12,927 | 7,577 | 3.4 mi | 69 |
| IA-416300 Dirt · Power at road | 52.8 | Jan 30, 2024 | $663,200 | 12,567 | 10,957 | 7.9 mi | 61 |
Show adjustment detail for the top comp
- Tract size (197.39 ac → 138.21 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.