Dallas County, IA · Sold

IA-266683

5319 County Road 197

$722,000

$10,366/ac · 69.65 ac

Offer report Market this tract

Acreage69.65 ac

Price per acre$10,366/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedDec 19, 2025

Coordinates41.6068, -93.9451

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County GIS boundary

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands18.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power149 ft away

Power at or near the road.

Buildable area54.13 of 69.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$718,727

$594,042 – $843,412 · $10,319/ac on 69.65 ac

Asking vs estimate

+0.5%

In line with the comp set

Weighted from 9 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 $722,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$410,701

$5,897/ac · +30.0% target margin

You need $311,299 off asking to hit this margin.

All-in cost$445,611

Net resale$661,229

Projected profit$215,618

ROI+48.4%

Annualized+69.2%

Break-even resale$6,954/ac

Profit if resale lands off target

-20%

$83,372

-10%

$149,495

$215,618

+10%

$281,741

+20%

$347,864

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-796660 Gravel · Power at road	68.5	Jul 27, 2026	$878,200	12,821	11,009	7.0 mi	86
IA-246083 Gravel · Off grid	45.1	Jul 27, 2026	$529,400	11,738	10,872	9.5 mi	75
IA-925539 Paved · Off grid	30.4	Jul 27, 2026	$487,500	16,032	11,737	2.5 mi	75
IA-437629 Gravel · Off grid	138.2	Jul 27, 2026	$1,042,500	7,543	9,043	6.2 mi	75
IA-888121 Dirt · Off grid	197.4	Jul 27, 2026	$914,600	4,633	7,114	4.8 mi	73
IA-918164 Gravel · Off grid	203.6	Jul 27, 2026	$1,356,500	6,661	8,872	8.0 mi	73
IA-546259 Gravel · Full utilities	51.2	Feb 23, 2025	$662,200	12,927	9,064	4.5 mi	71
IA-416300 Dirt · Power at road	52.8	Jan 30, 2024	$663,200	12,567	13,108	10.5 mi	69
IA-244991 Paved · Off grid	20.4	Jul 27, 2026	$361,300	17,667	12,210	8.7 mi	67

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%

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