Dallas County, IA · Sold

IA-333337

2569 County Road 101

$108,700

$17,618/ac · 6.17 ac

Offer report Market this tract

Acreage6.17 ac

Price per acre$17,618/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedOct 20, 2025

Coordinates41.7391, -94.1165

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands1.9% of tract

Little to no mapped wetland coverage.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power1,538 ft away

Service extension needed; get a utility quote.

Buildable area5.75 of 6.17 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$95,568

$75,290 – $115,846 · $15,489/ac on 6.17 ac

Asking vs estimate

+13.7%

Priced above 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 $108,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$54,610

$8,851/ac · +30.0% target margin

You need $54,090 off asking to hit this margin.

All-in cost$59,252

Net resale$87,923

Projected profit$28,671

ROI+48.4%

Annualized+69.3%

Break-even resale$10,438/ac

Profit if resale lands off target

-20%

$11,086

-10%

$19,879

$28,671

+10%

$37,463

+20%

$46,255

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-543334 Dirt · Power at road	6.2	Mar 7, 2025	$97,800	15,873	16,638	6.9 mi	75
IA-494473 Dirt · Full utilities	14.1	Jul 27, 2026	$207,100	14,738	12,746	2.9 mi	74
IA-433985 Dirt · Power at road	9.9	Jun 3, 2026	$76,500	7,759	7,977	8.4 mi	74
IA-244991 Paved · Off grid	20.4	Jul 27, 2026	$361,300	17,667	16,691	4.4 mi	72
IA-802842 Gravel · Power at road	4.3	Jul 25, 2025	$75,700	17,574	15,341	10.2 mi	72
IA-933716 Gravel · Power at road	8.1	Sep 25, 2024	$174,600	21,504	20,063	7.3 mi	71
IA-772766 Dirt · Power at road	4.1	Feb 17, 2025	$71,600	17,542	18,077	2.6 mi	70
IA-772800 Paved · Off grid	4.2	May 6, 2025	$77,300	18,503	16,226	12.0 mi	68
IA-282724 Dirt · Power at road	4.0	Jul 15, 2024	$60,500	15,290	16,108	1.4 mi	68

Show adjustment detail for the top comp

Access (Dirt → Gravel)+16.3%
Utilities (Power at road → Off grid)-15.0%
Market time (17 mo)+6.1%

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