Lyon County, IA · Sold

IA-724093

6332 County Road 173

$83,400

$7,816/ac · 10.67 ac

Offer report Market this tract

Acreage10.67 ac

Price per acre$7,816/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedApr 20, 2026

Coordinates43.3971, -96.1372

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County GIS boundary

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.

County market

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

View Lyon market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.0% of tract

Little to no mapped wetland coverage.

Average slope8.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

622 ft of deeded road frontage.

Power11,982 ft away

A long utility run — price in solar/off-grid instead.

Buildable area10.14 of 10.67 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$120,292

$90,483 – $150,101 · $11,274/ac on 10.67 ac

Asking vs estimate

-30.7%

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 $83,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$68,738

$6,442/ac · +30.0% target margin

You need $14,662 off asking to hit this margin.

All-in cost$74,581

Net resale$110,669

Projected profit$36,088

ROI+48.4%

Annualized+69.3%

Break-even resale$7,598/ac

Profit if resale lands off target

-20%

$13,954

-10%

$25,021

$36,088

+10%

$47,155

+20%

$58,222

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-434578 Gravel · Full utilities	15.2	Mar 11, 2026	$350,500	23,119	14,584	2.8 mi	83
IA-654281 Landlocked · Power at road	12.2	Jan 27, 2026	$93,800	7,678	8,546	2.4 mi	81
IA-984829 Landlocked · Power at road	18.2	Jul 27, 2026	$128,200	7,051	8,020	2.7 mi	78
IA-935296 Gravel · Off grid	25.5	Nov 18, 2025	$353,100	13,847	13,563	2.8 mi	70
IA-782932 Dirt · Full utilities	4.6	Sep 13, 2024	$97,900	21,278	15,214	2.5 mi	65
IA-215816 Gravel · Off grid	37.2	Feb 16, 2025	$396,800	10,676	11,457	3.3 mi	62
IA-772501 Landlocked · Off grid	3.4	Oct 28, 2024	$21,300	6,327	8,078	5.1 mi	60
IA-785626 Gravel · Power at road	32.4	Aug 21, 2024	$380,400	11,743	10,665	3.1 mi	59

Show adjustment detail for the top comp

Tract size (15.16 ac → 10.67 ac)+3.4%
Access (Gravel → Dirt)-14.0%
Utilities (Full utilities → Off grid)-30.3%
Market time (5 mo)+1.8%

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