IA-139641
2566 County Road 82
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.
Guthrie County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Guthrie market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $2,836,932 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-909602 Paved · Off grid | 577.1 | Jul 27, 2026 | $3,936,400 | 6,821 | 9,727 | 2.0 mi | 90 |
| IA-349270 Paved · Full utilities | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 10,269 | 7.6 mi | 75 |
| IA-169824 Gravel · Off grid | 677.8 | May 21, 2024 | $4,008,000 | 5,913 | 11,408 | 1.9 mi | 73 |
| IA-798769 Paved · Full utilities | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 7,015 | 7.1 mi | 71 |
| IA-389084 Paved · Power at road | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 5,839 | 4.6 mi | 71 |
| IA-457928 Landlocked · Power at road | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 9,104 | 5.2 mi | 66 |
| IA-478668 Paved · Off grid | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 7,881 | 7.7 mi | 62 |
Show adjustment detail for the top comp
- Tract size (577.13 ac → 593.67 ac)-0.9%
- Utilities (Off grid → Full utilities)+43.5%
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.