Dallas County, IA · Sold

IA-433985

9212 County Road 226

$85,000

$8,621/ac · 9.86 ac

Offer report Market this tract

Acreage9.86 ac

Price per acre$8,621/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedMay 19, 2025

Coordinates41.6230, -94.0706

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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

Moderate risk

Wetlands45.8% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.0%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

287 ft of deeded road frontage.

Power173 ft away

Power at or near the road.

Buildable area5.08 of 9.86 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$159,333

$141,680 – $176,986 · $16,160/ac on 9.86 ac

Asking vs estimate

-46.7%

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 $85,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$91,047

$9,234/ac · +30.0% target margin

Asking price already clears your margin by $6,047.

All-in cost$98,786

Net resale$146,586

Projected profit$47,800

ROI+48.4%

Annualized+69.3%

Break-even resale$10,890/ac

Profit if resale lands off target

-20%

$18,483

-10%

$33,142

$47,800

+10%

$62,459

+20%

$77,118

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-494473 Dirt · Full utilities	14.1	Jul 27, 2026	$207,100	14,738	12,501	6.8 mi	81
IA-543334 Dirt · Power at road	6.2	Mar 7, 2025	$97,800	15,873	16,318	1.8 mi	79
IA-333337 Gravel · Off grid	6.2	Jul 27, 2026	$106,900	17,318	17,023	8.4 mi	76
IA-244991 Paved · Off grid	20.4	Jul 27, 2026	$361,300	17,667	16,371	6.2 mi	73
IA-933716 Gravel · Power at road	8.1	Sep 25, 2024	$174,600	21,504	19,678	9.7 mi	70
IA-925539 Paved · Off grid	30.4	Jul 27, 2026	$487,500	16,032	15,737	6.0 mi	69
IA-802842 Gravel · Power at road	4.3	Jul 25, 2025	$75,700	17,574	15,046	2.7 mi	69
IA-282724 Dirt · Power at road	4.0	Jul 15, 2024	$60,500	15,290	15,799	8.4 mi	67
IA-772766 Dirt · Power at road	4.1	Feb 17, 2025	$71,600	17,542	17,730	6.9 mi	66
IA-772800 Paved · Off grid	4.2	May 6, 2025	$77,300	18,503	15,914	5.6 mi	63

Show adjustment detail for the top comp

Tract size (14.05 ac → 9.86 ac)+3.3%
Utilities (Full utilities → Power at road)-18.0%

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