Shelby County, IA · Sold

IA-323203

4048 County Road 138

$99,300

$17,732/ac · 5.60 ac

Offer report Market this tract

Acreage5.60 ac

Price per acre$17,732/ac

ZoningAgricultural

Road accessGravel

UtilitiesFull utilities

TopographyWooded

ListedJul 6, 2025

Coordinates41.7561, -95.2674

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County GIS boundary

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.

County market

Shelby County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.

View Shelby market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands4.9% of tract

Little to no mapped wetland coverage.

Average slope7.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

284 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area5.06 of 5.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$100,616

$81,208 – $120,024 · $17,967/ac on 5.60 ac

Asking vs estimate

-1.3%

In line with the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $99,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$57,495

$10,267/ac · +30.0% target margin

You need $41,805 off asking to hit this margin.

All-in cost$62,382

Net resale$92,567

Projected profit$30,185

ROI+48.4%

Annualized+69.2%

Break-even resale$12,108/ac

Profit if resale lands off target

-20%

$11,671

-10%

$20,928

$30,185

+10%

$39,441

+20%

$48,698

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-643568 Gravel · Off grid	7.3	Aug 1, 2025	$107,400	14,726	22,388	5.1 mi	76
IA-113981 Dirt · Off grid	9.8	May 14, 2026	$110,400	11,217	19,614	9.9 mi	71
IA-311623 Landlocked · Off grid	1.8	Jan 3, 2026	$13,100	7,362	15,371	1.8 mi	71
IA-722390 Gravel · Off grid	3.1	Sep 12, 2025	$44,700	14,365	20,927	9.7 mi	69
IA-144484 Paved · Off grid	14.2	Dec 15, 2025	$114,200	8,067	10,807	4.1 mi	67
IA-562233 Gravel · Power at road	2.8	Aug 7, 2025	$46,800	16,894	20,934	11.2 mi	66
IA-672470 Landlocked · Power at road	3.3	Nov 3, 2024	$28,900	8,775	16,562	4.7 mi	66
IA-704180 Gravel · Power at road	11.4	Mar 17, 2025	$129,600	11,407	15,468	7.9 mi	66
IA-941734 Dirt · Off grid	1.9	Feb 4, 2025	$21,400	11,083	19,010	0.9 mi	64

Show adjustment detail for the top comp

Tract size (7.29 ac → 5.6 ac)+1.5%
Utilities (Off grid → Full utilities)+43.5%
Market time (12 mo)+4.4%

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.

Build the listing kit Post a deal or JV