IA-144484
3251 County Road 24
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $13,187 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 | 14,893 | 1.8 mi | 83 |
| IA-476046 Landlocked · Off grid | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 11,408 | 1.3 mi | 79 |
| IA-704180 Gravel · Power at road | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 11,870 | 3.8 mi | 77 |
| IA-113981 Dirt · Off grid | 9.8 | May 14, 2026 | $110,400 | 11,217 | 15,052 | 9.4 mi | 77 |
| IA-235330 Dirt · Power at road | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 14,073 | 6.3 mi | 75 |
| IA-765249 Dirt · Off grid | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 10,646 | 7.1 mi | 73 |
| IA-643568 Gravel · Off grid | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 17,180 | 1.8 mi | 71 |
| IA-323203 Gravel · Full utilities | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 12,576 | 4.1 mi | 70 |
| IA-875642 Dirt · Power at road | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 16,779 | 5.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (28.3 ac → 14.16 ac)+9.3%
- Access (Dirt → Paved)+37.2%
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.