Lyon County, IA · Sold

IA-785626

1364 County Road 174

$445,900

$13,767/ac · 32.39 ac

Offer report Market this tract

Acreage32.39 ac

Price per acre$13,767/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedJul 24, 2024

Coordinates43.3665, -96.1813

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands23.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.8%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

534 ft of deeded road frontage.

Power57 ft away

Power at or near the road.

Buildable area23.48 of 32.39 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$413,740

$315,197 – $512,283 · $12,774/ac on 32.39 ac

Asking vs estimate

+7.8%

Priced above the comp set

Weighted from 7 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 $445,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$236,423

$7,299/ac · +30.0% target margin

You need $209,477 off asking to hit this margin.

All-in cost$256,519

Net resale$380,641

Projected profit$124,122

ROI+48.4%

Annualized+69.2%

Break-even resale$8,608/ac

Profit if resale lands off target

-20%

$47,993

-10%

$86,058

$124,122

+10%

$162,186

+20%

$200,250

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-935296 Gravel · Off grid	25.5	Nov 18, 2025	$353,100	13,847	16,180	0.9 mi	86
IA-495888 Paved · Power at road	39.2	Feb 18, 2025	$539,400	13,776	12,820	3.7 mi	80
IA-984829 Landlocked · Power at road	18.2	Jul 27, 2026	$128,200	7,051	9,568	5.7 mi	78
IA-215816 Gravel · Off grid	37.2	Feb 16, 2025	$396,800	10,676	13,668	6.1 mi	76
IA-434578 Gravel · Full utilities	15.2	Mar 11, 2026	$350,500	23,119	17,397	2.6 mi	75
IA-654281 Landlocked · Power at road	12.2	Jan 27, 2026	$93,800	7,678	10,195	0.7 mi	72
IA-724093 Dirt · Off grid	10.7	Jul 27, 2026	$79,900	7,488	8,952	3.1 mi	71

Show adjustment detail for the top comp

Tract size (25.5 ac → 32.39 ac)-3.7%
Utilities (Off grid → Power at road)+17.6%
Market time (9 mo)+3.1%

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