Lyon County, IA · Sold

IA-111735

7413 County Road 85

$29,100

$15,078/ac · 1.93 ac

Offer report Market this tract

Acreage1.93 ac

Price per acre$15,078/ac

ZoningAgricultural

Road accessPaved

UtilitiesOff grid

TopographyMixed

ListedAug 14, 2025

Coordinates43.3678, -96.2593

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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

Wetlands4.7% of tract

Little to no mapped wetland coverage.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

362 ft of deeded road frontage.

Power1,874 ft away

Service extension needed; get a utility quote.

Buildable area1.75 of 1.93 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$30,323

$23,091 – $37,554 · $15,711/ac on 1.93 ac

Asking vs estimate

-4.0%

In line with the comp set

Weighted from 9 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 $29,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$17,327

$8,978/ac · +30.0% target margin

You need $11,773 off asking to hit this margin.

All-in cost$18,800

Net resale$27,897

Projected profit$9,097

ROI+48.4%

Annualized+69.3%

Break-even resale$10,588/ac

Profit if resale lands off target

-20%

$3,518

-10%

$6,307

$9,097

+10%

$11,887

+20%

$14,677

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-331873 Gravel · Power at road	2.1	Jul 27, 2026	$37,100	17,359	17,486	0.9 mi	91
IA-271049 Dirt · Off grid	1.2	Jul 27, 2026	$9,800	8,292	11,316	1.2 mi	86
IA-141829 Gravel · Power at road	2.1	Jul 8, 2026	$39,200	18,937	19,104	8.7 mi	82
IA-630521 Paved · Full utilities	0.8	Jul 27, 2026	$16,600	20,758	14,328	3.4 mi	76
IA-900981 Dirt · Power at road	1.1	Feb 17, 2026	$10,000	8,910	10,519	3.7 mi	73
IA-851015 Gravel · Power at road	1.1	Nov 13, 2025	$18,900	16,443	16,880	6.6 mi	70
IA-772501 Landlocked · Off grid	3.4	Oct 28, 2024	$21,300	6,327	11,976	5.2 mi	67
IA-400820 Landlocked · Power at road	1.0	Feb 7, 2025	$12,000	12,015	18,675	6.6 mi	64
IA-782932 Dirt · Full utilities	4.6	Sep 13, 2024	$97,900	21,278	22,556	7.1 mi	59

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV