IA-727788
3369 County Road 284
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Franklin County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Franklin market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
1,094 ft of deeded road frontage.
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 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 $139,602 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-977515 Landlocked · Full utilities | 127.3 | Jul 27, 2026 | $1,331,100 | 10,460 | 8,768 | 11.4 mi | 78 |
| IA-688021 Paved · Full utilities | 183.6 | Feb 4, 2025 | $2,942,000 | 16,024 | 9,065 | 4.5 mi | 77 |
| IA-466657 Gravel · Off grid | 68.3 | Jul 27, 2026 | $953,000 | 13,943 | 9,816 | 4.5 mi | 75 |
| IA-397523 Gravel · Off grid | 128.0 | Sep 20, 2024 | $911,200 | 7,119 | 6,285 | 10.6 mi | 69 |
| IA-649257 Dirt · Power at road | 449.5 | Sep 28, 2025 | $3,667,500 | 8,159 | 9,753 | 3.5 mi | 67 |
| IA-899443 Dirt · Off grid | 514.3 | Feb 10, 2026 | $2,928,400 | 5,693 | 8,213 | 8.9 mi | 67 |
| IA-217204 Paved · Full utilities | 101.6 | Mar 23, 2025 | $1,593,100 | 15,682 | 7,559 | 10.7 mi | 65 |
| IA-359402 Paved · Full utilities | 499.3 | Aug 16, 2024 | $3,889,900 | 7,791 | 6,002 | 5.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (127.26 ac → 155.08 ac)-5.1%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Full utilities → Off grid)-30.3%
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.