IA-186443
1259 County Road 282
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
802 ft of deeded road frontage.
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 $145,423 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-476046 Landlocked · Off grid | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 7,739 | 6.6 mi | 82 |
| IA-707722 Dirt · Off grid | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 12,524 | 6.0 mi | 78 |
| IA-735440 Dirt · Off grid | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 10,103 | 4.4 mi | 76 |
| IA-765249 Dirt · Off grid | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 7,222 | 6.2 mi | 74 |
| IA-235330 Dirt · Power at road | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 9,547 | 8.6 mi | 71 |
| IA-857262 Gravel · Full utilities | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 9,670 | 3.8 mi | 70 |
| IA-927918 Dirt · Power at road | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 10,561 | 3.2 mi | 69 |
| IA-875642 Dirt · Power at road | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 11,382 | 9.4 mi | 66 |
| IA-817026 Landlocked · Full utilities | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 8,111 | 8.1 mi | 64 |
Show adjustment detail for the top comp
- Tract size (43.9 ac → 58.53 ac)-5.6%
- Access (Landlocked → Gravel)+47.1%
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.