IA-909602
2208 County Road 194
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Guthrie County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Guthrie market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
4,350 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 7 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 $2,181,282 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-139641 Paved · Full utilities | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 7,060 | 2.0 mi | 89 |
| IA-169824 Gravel · Off grid | 677.8 | May 21, 2024 | $4,008,000 | 5,913 | 8,017 | 2.2 mi | 75 |
| IA-349270 Paved · Full utilities | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 7,217 | 6.3 mi | 74 |
| IA-389084 Paved · Power at road | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 4,103 | 2.5 mi | 74 |
| IA-478668 Paved · Off grid | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 5,538 | 6.7 mi | 70 |
| IA-457928 Landlocked · Power at road | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 6,398 | 3.9 mi | 67 |
| IA-798769 Paved · Full utilities | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 4,930 | 7.1 mi | 65 |
Show adjustment detail for the top comp
- Tract size (593.67 ac → 577.13 ac)+0.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (2 mo)+0.7%
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.