IA-772626
4310 County Road 388
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Johnson County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Johnson market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
279 ft of deeded road frontage.
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 $6,348 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-303276 Gravel · Full utilities | 5.9 | Dec 10, 2025 | $102,600 | 17,394 | 12,721 | 4.0 mi | 80 |
| IA-472618 Gravel · Full utilities | 3.7 | Aug 20, 2024 | $57,800 | 15,797 | 11,922 | 2.0 mi | 79 |
| IA-983704 Paved · Full utilities | 8.1 | Jul 27, 2026 | $165,500 | 20,562 | 12,651 | 8.3 mi | 76 |
| IA-791896 Gravel · Full utilities | 2.2 | Sep 6, 2024 | $37,100 | 17,099 | 12,695 | 3.6 mi | 69 |
| IA-663247 Landlocked · Off grid | 5.8 | Apr 25, 2024 | $64,200 | 11,113 | 18,277 | 5.3 mi | 67 |
| IA-764347 Dirt · Off grid | 12.8 | Oct 22, 2024 | $177,800 | 13,870 | 18,741 | 5.1 mi | 59 |
Show adjustment detail for the top comp
- Tract size (5.9 ac → 3.69 ac)+2.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (8 mo)+2.9%
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.