IA-512642
1468 County Road 196
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Pottawattamie County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Pottawattamie market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 $21,438 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-802944 Dirt · Off grid | 4.6 | Jul 27, 2026 | $24,700 | 5,317 | 6,323 | 2.4 mi | 86 |
| IA-873282 Dirt · Off grid | 5.9 | Jul 27, 2026 | $40,900 | 6,901 | 8,302 | 6.2 mi | 80 |
| IA-831677 Landlocked · Power at road | 1.9 | Jul 27, 2026 | $7,200 | 3,908 | 4,863 | 7.1 mi | 80 |
| IA-242591 Landlocked · Power at road | 3.6 | Jul 7, 2024 | $18,600 | 5,191 | 7,137 | 1.9 mi | 78 |
| IA-632945 Gravel · Power at road | 4.6 | Nov 28, 2025 | $38,000 | 8,198 | 7,324 | 7.2 mi | 77 |
| IA-633367 Landlocked · Off grid | 6.3 | Jun 17, 2025 | $25,600 | 4,058 | 6,483 | 2.9 mi | 70 |
| IA-533923 Landlocked · Off grid | 9.4 | Nov 7, 2025 | $38,300 | 4,057 | 6,551 | 5.1 mi | 66 |
| IA-994061 Gravel · Power at road | 10.4 | May 25, 2025 | $105,700 | 10,143 | 9,719 | 2.9 mi | 65 |
| IA-721158 Dirt · Power at road | 1.3 | Feb 2, 2024 | $9,200 | 7,246 | 7,826 | 6.1 mi | 65 |
| IA-901624 Gravel · Power at road | 1.8 | Dec 12, 2024 | $16,100 | 9,049 | 8,173 | 8.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (4.64 ac → 3.73 ac)+0.9%
- Utilities (Off grid → Power at road)+17.6%
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.