IA-707722
4470 County Road 96
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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 5 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 $775,280 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-927918 Dirt · Power at road | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 7,266 | 2.9 mi | 85 |
| IA-476046 Landlocked · Off grid | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 5,324 | 2.7 mi | 73 |
| IA-857262 Gravel · Full utilities | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 6,652 | 2.2 mi | 72 |
| IA-186443 Gravel · Off grid | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 6,194 | 6.0 mi | 70 |
| IA-817026 Landlocked · Full utilities | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 5,580 | 5.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (170.4 ac → 147.84 ac)+3.9%
- Utilities (Power at road → Off grid)-15.0%
- Market time (4 mo)+1.4%
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.