IA-476046
7995 County Road 360
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Shelby County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Shelby market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $68,784 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-735440 Dirt · Off grid | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 7,279 | 2.8 mi | 86 |
| IA-235330 Dirt · Power at road | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 6,878 | 6.4 mi | 76 |
| IA-144484 Paved · Off grid | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 4,053 | 1.3 mi | 74 |
| IA-186443 Gravel · Off grid | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 6,486 | 6.6 mi | 74 |
| IA-875642 Dirt · Power at road | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 8,200 | 5.6 mi | 73 |
| IA-707722 Dirt · Off grid | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 9,023 | 2.7 mi | 73 |
| IA-765249 Dirt · Off grid | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 5,203 | 7.9 mi | 73 |
| IA-817026 Landlocked · Full utilities | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 5,843 | 8.2 mi | 66 |
| IA-857262 Gravel · Full utilities | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 6,967 | 3.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (28.3 ac → 43.9 ac)-7.3%
- Access (Dirt → Landlocked)-20.9%
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.