IA-735440
9068 County Road 207
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
712 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $163,860 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-235330 Dirt · Power at road | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 9,384 | 5.2 mi | 87 |
| IA-476046 Landlocked · Off grid | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 7,607 | 2.8 mi | 86 |
| IA-765249 Dirt · Off grid | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 7,099 | 5.4 mi | 84 |
| IA-875642 Dirt · Power at road | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 11,188 | 5.3 mi | 79 |
| IA-144484 Paved · Off grid | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 5,530 | 1.8 mi | 78 |
| IA-113981 Dirt · Off grid | 9.8 | May 14, 2026 | $110,400 | 11,217 | 10,037 | 7.7 mi | 71 |
| IA-186443 Gravel · Off grid | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 8,850 | 4.4 mi | 69 |
| IA-704180 Gravel · Power at road | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 7,915 | 4.8 mi | 67 |
| IA-817026 Landlocked · Full utilities | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 7,973 | 6.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (26.14 ac → 28.3 ac)-1.2%
- 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.