IA-941734
5299 County Road 164
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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?
3 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.
207 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 10 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 $11,953 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 | 9,536 | 2.7 mi | 83 |
| IA-351111 Landlocked · Off grid | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 7,870 | 1.8 mi | 75 |
| IA-722390 Gravel · Off grid | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 12,983 | 10.3 mi | 74 |
| IA-360759 Gravel · Off grid | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 10,197 | 9.4 mi | 74 |
| IA-323203 Gravel · Full utilities | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 10,168 | 0.9 mi | 71 |
| IA-672470 Landlocked · Power at road | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 10,275 | 4.8 mi | 70 |
| IA-540973 Gravel · Power at road | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 8,927 | 9.3 mi | 69 |
| IA-562233 Gravel · Power at road | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 12,988 | 11.6 mi | 68 |
| IA-590460 Dirt · Power at road | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 10,117 | 11.3 mi | 64 |
| IA-460221 Dirt · Power at road | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 6,842 | 10.7 mi | 61 |
Show adjustment detail for the top comp
- Access (Landlocked → Dirt)+26.5%
- 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.