Shelby County, IA · Sold

IA-235330

2641 County Road 247

$282,700

$10,815/ac · 26.14 ac

Offer report Market this tract

Acreage26.14 ac

Price per acre$10,815/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedDec 21, 2025

Coordinates41.6333, -95.3057

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands17.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope10.8%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

784 ft of deeded road frontage.

Power43 ft away

Power at or near the road.

Buildable area20.49 of 26.14 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$265,742

$213,851 – $317,633 · $10,166/ac on 26.14 ac

Asking vs estimate

+6.4%

Priced above 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 $282,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$151,853

$5,809/ac · +30.0% target margin

You need $130,847 off asking to hit this margin.

All-in cost$164,761

Net resale$244,483

Projected profit$79,722

ROI+48.4%

Annualized+69.2%

Break-even resale$6,851/ac

Profit if resale lands off target

-20%

$30,826

-10%

$55,274

$79,722

+10%

$104,170

+20%

$128,619

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-735440 Dirt · Off grid	28.3	Jul 27, 2026	$280,400	9,909	11,825	5.2 mi	87
IA-765249 Dirt · Off grid	24.6	Feb 11, 2026	$174,900	7,096	8,453	4.4 mi	84
IA-875642 Dirt · Power at road	32.8	Sep 20, 2025	$405,800	12,386	13,323	1.9 mi	82
IA-113981 Dirt · Off grid	9.8	May 14, 2026	$110,400	11,217	11,951	4.6 mi	77
IA-476046 Landlocked · Off grid	43.9	Jul 27, 2026	$244,200	5,563	9,059	6.4 mi	76
IA-144484 Paved · Off grid	14.2	Dec 15, 2025	$114,200	8,067	6,585	6.3 mi	69
IA-704180 Gravel · Power at road	11.4	Mar 17, 2025	$129,600	11,407	9,425	6.3 mi	64
IA-186443 Gravel · Off grid	58.5	Aug 2, 2025	$505,000	8,628	10,538	8.6 mi	63
IA-817026 Landlocked · Full utilities	89.3	Feb 8, 2024	$581,000	6,507	9,493	2.9 mi	57

Show adjustment detail for the top comp

Tract size (28.3 ac → 26.14 ac)+1.2%
Utilities (Off grid → Power at road)+17.6%

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