IA-925539
3696 County Road 94
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
955 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $292,842 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-246083 Gravel · Off grid | 45.1 | Jul 27, 2026 | $529,400 | 11,738 | 14,883 | 9.4 mi | 83 |
| IA-244991 Paved · Off grid | 20.4 | Jul 27, 2026 | $361,300 | 17,667 | 16,714 | 6.4 mi | 83 |
| IA-266683 Dirt · Power at road | 69.7 | Jul 27, 2026 | $775,400 | 11,133 | 15,273 | 2.5 mi | 75 |
| IA-796660 Gravel · Power at road | 68.5 | Jul 27, 2026 | $878,200 | 12,821 | 15,070 | 5.6 mi | 73 |
| IA-494473 Dirt · Full utilities | 14.1 | Jul 27, 2026 | $207,100 | 14,738 | 12,763 | 10.6 mi | 70 |
| IA-546259 Gravel · Full utilities | 51.2 | Feb 23, 2025 | $662,200 | 12,927 | 12,408 | 2.8 mi | 69 |
| IA-433985 Dirt · Power at road | 9.9 | Jun 3, 2026 | $76,500 | 7,759 | 7,988 | 6.0 mi | 68 |
| IA-416300 Dirt · Power at road | 52.8 | Jan 30, 2024 | $663,200 | 12,567 | 17,943 | 9.1 mi | 60 |
Show adjustment detail for the top comp
- Tract size (45.1 ac → 30.41 ac)+7.2%
- Access (Gravel → Paved)+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.