Guthrie County, IA · Sold

IA-823342

736 County Road 309

$92,200

$14,895/ac · 6.19 ac

Offer report Market this tract

Acreage6.19 ac

Price per acre$14,895/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedFeb 4, 2026

Coordinates41.6877, -94.4386

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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

Guthrie County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.

View Guthrie market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands36.9% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.1%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessDeeded frontage

267 ft of deeded road frontage.

Power6,396 ft away

A long utility run — price in solar/off-grid instead.

Buildable area3.71 of 6.19 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$71,321

$53,818 – $88,824 · $11,522/ac on 6.19 ac

Asking vs estimate

+29.3%

Priced above the comp set

Weighted from 8 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 $92,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$40,755

$6,584/ac · +30.0% target margin

You need $51,445 off asking to hit this margin.

All-in cost$44,219

Net resale$65,615

Projected profit$21,396

ROI+48.4%

Annualized+69.2%

Break-even resale$7,765/ac

Profit if resale lands off target

-20%

$8,273

-10%

$14,835

$21,396

+10%

$27,958

+20%

$34,519

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-913689 Dirt · Full utilities	8.0	Jul 27, 2026	$144,500	18,153	12,871	2.0 mi	91
IA-963172 Dirt · Power at road	5.5	Jul 27, 2026	$50,900	9,313	7,882	9.0 mi	88
IA-594386 Paved · Off grid	13.2	Jul 27, 2026	$292,500	22,173	17,138	6.3 mi	75
IA-632696 Landlocked · Full utilities	3.9	Apr 28, 2024	$41,700	10,752	10,173	1.2 mi	67
IA-210253 Dirt · Full utilities	0.7	Mar 4, 2025	$9,200	13,891	9,737	5.1 mi	55
IA-996677 Gravel · Off grid	69.3	Jan 29, 2025	$714,500	10,303	13,034	4.1 mi	54
IA-500173 Gravel · Full utilities	0.6	Jan 21, 2025	$11,100	17,927	10,852	2.9 mi	53
IA-756709 Dirt · Full utilities	71.0	Jul 18, 2024	$671,500	9,462	9,954	4.6 mi	52

Show adjustment detail for the top comp

Tract size (7.96 ac → 6.19 ac)+1.5%
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.

Build the listing kit Post a deal or JV