IA-351111
7472 County Road 110
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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.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $2,084 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-311623 Landlocked · Off grid | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 7,594 | 1.3 mi | 82 |
| IA-360759 Gravel · Off grid | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 8,120 | 9.0 mi | 81 |
| IA-941734 Dirt · Off grid | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 9,392 | 1.8 mi | 76 |
| IA-540973 Gravel · Power at road | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 7,109 | 10.0 mi | 76 |
| IA-722390 Gravel · Off grid | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 10,339 | 9.4 mi | 68 |
| IA-590460 Dirt · Power at road | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 8,057 | 11.8 mi | 67 |
| IA-672470 Landlocked · Power at road | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 8,183 | 5.2 mi | 67 |
| IA-460221 Dirt · Power at road | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 5,448 | 11.5 mi | 63 |
| IA-562233 Gravel · Power at road | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 10,343 | 11.3 mi | 62 |
Show adjustment detail for the top comp
- Tract size (1.78 ac → 1.23 ac)+0.6%
- Market time (7 mo)+2.6%
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.