Iowa County, IA · Sold

IA-605759

9452 County Road 87

$433,500

$12,156/ac · 35.66 ac

Offer report Market this tract

Acreage35.66 ac

Price per acre$12,156/ac

ZoningAgricultural

Road accessDirt

UtilitiesFull utilities

TopographyWooded

ListedJan 24, 2025

Coordinates41.7678, -91.9726

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County GIS boundary

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County market

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

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Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands17.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

736 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area28.05 of 35.66 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$536,465

$433,150 – $639,780 · $15,044/ac on 35.66 ac

Asking vs estimate

-19.2%

Priced below 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 $433,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$306,551

$8,597/ac · +30.0% target margin

You need $126,949 off asking to hit this margin.

All-in cost$332,608

Net resale$493,548

Projected profit$160,940

ROI+48.4%

Annualized+69.3%

Break-even resale$10,138/ac

Profit if resale lands off target

-20%

$62,230

-10%

$111,585

$160,940

+10%

$210,294

+20%

$259,649

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-855763 Gravel · Off grid	35.8	Jul 24, 2026	$347,000	9,701	12,011	5.2 mi	91
IA-855205 Gravel · Power at road	23.9	Jul 27, 2026	$419,400	17,571	17,342	9.1 mi	76
IA-195204 Gravel · Power at road	23.9	Dec 22, 2025	$303,100	12,703	12,849	8.4 mi	71
IA-324567 Gravel · Off grid	15.0	Mar 31, 2026	$259,200	17,233	19,153	4.8 mi	70
IA-236147 Paved · Off grid	47.2	May 20, 2024	$414,300	8,771	10,574	4.8 mi	68
IA-616506 Paved · Power at road	61.3	Jan 29, 2025	$937,200	15,296	16,092	6.8 mi	65
IA-455056 Paved · Power at road	21.4	Apr 12, 2024	$420,000	19,598	17,702	7.8 mi	62
IA-674058 Landlocked · Power at road	10.4	Oct 16, 2024	$115,900	11,143	15,850	14.8 mi	52

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
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.

Build the listing kit Post a deal or JV