IA-452316
4506 County Road 391
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 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 $20,816 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-503571 Dirt · Full utilities | 7.3 | Jul 27, 2026 | $92,900 | 12,712 | 12,636 | 4.2 mi | 78 |
| IA-771713 Paved · Off grid | 1.9 | Aug 25, 2025 | $31,000 | 16,341 | 16,785 | 5.4 mi | 71 |
| IA-214202 Gravel · Off grid | 11.5 | Jul 27, 2026 | $100,000 | 8,663 | 11,001 | 6.9 mi | 69 |
| IA-610261 Gravel · Full utilities | 0.7 | Jul 27, 2026 | $8,000 | 12,189 | 9,786 | 8.0 mi | 67 |
| IA-353279 Gravel · Off grid | 5.9 | Jan 5, 2025 | $54,400 | 9,195 | 11,874 | 7.0 mi | 65 |
| IA-900178 Paved · Power at road | 0.6 | Nov 17, 2024 | $11,400 | 18,044 | 16,034 | 4.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (7.31 ac → 2.94 ac)+4.1%
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Power at road)-18.0%
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.