IA-636791
3129 County Road 197
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $271,554 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-597044 Gravel · Off grid | 90.5 | Apr 1, 2026 | $753,000 | 8,323 | 7,060 | 0.3 mi | 83 |
| IA-147281 Dirt · Off grid | 107.4 | May 28, 2026 | $1,034,000 | 9,626 | 9,839 | 4.5 mi | 83 |
| IA-327083 Gravel · Full utilities | 93.1 | May 7, 2026 | $987,500 | 10,612 | 6,288 | 6.3 mi | 79 |
| IA-457928 Landlocked · Power at road | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 7,598 | 2.8 mi | 76 |
| IA-996677 Gravel · Off grid | 69.3 | Jan 29, 2025 | $714,500 | 10,303 | 8,614 | 5.3 mi | 74 |
| IA-756709 Dirt · Full utilities | 71.0 | Jul 18, 2024 | $671,500 | 9,462 | 6,578 | 2.6 mi | 74 |
| IA-347268 Dirt · Power at road | 106.4 | Jun 29, 2024 | $1,164,200 | 10,941 | 10,238 | 6.0 mi | 69 |
| IA-197428 Dirt · Off grid | 119.5 | Mar 29, 2025 | $660,600 | 5,529 | 6,086 | 10.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (90.47 ac → 75.32 ac)+4.4%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (4 mo)+1.6%
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.