IA-197928
4274 County Road 164
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Plymouth County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Plymouth market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
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 10 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 $478,843 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-128548 Gravel · Full utilities | 268.9 | Aug 29, 2025 | $1,285,200 | 4,779 | 4,622 | 1.3 mi | 76 |
| IA-679104 Gravel · Power at road | 402.3 | Dec 29, 2025 | $1,318,300 | 3,277 | 4,293 | 0.9 mi | 75 |
| IA-896495 Dirt · Off grid | 60.8 | Jul 27, 2026 | $273,300 | 4,497 | 4,776 | 2.7 mi | 73 |
| IA-156254 Gravel · Power at road | 51.0 | Nov 19, 2025 | $293,100 | 5,742 | 4,422 | 3.6 mi | 69 |
| IA-486603 Gravel · Off grid | 65.7 | Mar 4, 2024 | $369,000 | 5,614 | 5,740 | 3.1 mi | 67 |
| IA-558538 Landlocked · Power at road | 267.0 | May 1, 2024 | $977,400 | 3,660 | 6,680 | 6.8 mi | 66 |
| IA-707028 Dirt · Full utilities | 89.4 | Oct 3, 2024 | $466,200 | 5,213 | 4,531 | 10.1 mi | 65 |
| IA-806800 Dirt · Off grid | 75.8 | Oct 18, 2024 | $310,900 | 4,101 | 4,914 | 1.2 mi | 64 |
| IA-759469 Dirt · Off grid | 524.1 | Aug 29, 2024 | $1,220,000 | 2,328 | 4,763 | 0.9 mi | 61 |
| IA-629502 Dirt · Off grid | 536.8 | Dec 12, 2024 | $1,367,800 | 2,548 | 5,193 | 6.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (268.95 ac → 171.64 ac)+13.4%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (12 mo)+4.0%
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.