IA-460221
5490 County Road 165
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.
Shelby County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Shelby market data →Step 1 · Is this a deal?
3 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.
152 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $1,186 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-590460 Dirt · Power at road | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 12,059 | 1.9 mi | 83 |
| IA-360759 Gravel · Off grid | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 12,154 | 7.5 mi | 77 |
| IA-540973 Gravel · Power at road | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 10,640 | 1.5 mi | 76 |
| IA-351111 Landlocked · Off grid | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 9,381 | 11.5 mi | 64 |
| IA-941734 Dirt · Off grid | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 14,058 | 10.7 mi | 64 |
| IA-311623 Landlocked · Off grid | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 11,367 | 10.9 mi | 63 |
Show adjustment detail for the top comp
- Market time (10 mo)+3.5%
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.