IA-637406
4786 County Road 246
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Jackson County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Jackson 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.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 6 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 $175,051 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-406256 Gravel · Off grid | 51.1 | Apr 13, 2026 | $721,900 | 14,122 | 8,042 | 2.8 mi | 78 |
| IA-997231 Gravel · Off grid | 103.6 | May 4, 2025 | $1,089,300 | 10,515 | 7,299 | 6.5 mi | 75 |
| IA-396835 Gravel · Power at road | 77.8 | Sep 26, 2024 | $1,047,300 | 13,469 | 7,597 | 4.7 mi | 72 |
| IA-566533 Gravel · Power at road | 62.5 | Oct 6, 2024 | $732,100 | 11,717 | 6,287 | 7.7 mi | 62 |
| IA-595907 Landlocked · Off grid | 39.7 | Apr 6, 2025 | $325,700 | 8,204 | 6,822 | 10.3 mi | 62 |
| IA-656371 Paved · Full utilities | 55.6 | Nov 3, 2024 | $608,200 | 10,948 | 3,968 | 7.9 mi | 61 |
Show adjustment detail for the top comp
- Tract size (51.12 ac → 117.59 ac)-17.4%
- Access (Gravel → Landlocked)-32.0%
- Market time (4 mo)+1.4%
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.