Shelby County, IA · Sold

IA-643568

1048 County Road 347

$100,800

$13,827/ac · 7.29 ac

Offer report Market this tract

Acreage7.29 ac

Price per acre$13,827/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedOct 4, 2024

Coordinates41.7357, -95.3626

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands13.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,238 ft away

A long utility run — price in solar/off-grid instead.

Buildable area6.02 of 7.29 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$83,756

$67,181 – $100,331 · $11,489/ac on 7.29 ac

Asking vs estimate

+20.3%

Priced above the comp set

Weighted from 8 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 $100,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$47,861

$6,565/ac · +30.0% target margin

You need $52,939 off asking to hit this margin.

All-in cost$51,929

Net resale$77,055

Projected profit$25,126

ROI+48.4%

Annualized+69.2%

Break-even resale$7,743/ac

Profit if resale lands off target

-20%

$9,715

-10%

$17,421

$25,126

+10%

$32,832

+20%

$40,537

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-323203 Gravel · Full utilities	5.6	Apr 11, 2026	$90,500	16,154	11,250	5.1 mi	81
IA-113981 Dirt · Off grid	9.8	May 14, 2026	$110,400	11,217	13,465	11.0 mi	77
IA-144484 Paved · Off grid	14.2	Dec 15, 2025	$114,200	8,067	7,418	1.8 mi	74
IA-704180 Gravel · Power at road	11.4	Mar 17, 2025	$129,600	11,407	10,618	3.4 mi	72
IA-765249 Dirt · Off grid	24.6	Feb 11, 2026	$174,900	7,096	9,524	8.8 mi	69
IA-722390 Gravel · Off grid	3.1	Sep 12, 2025	$44,700	14,365	14,366	10.9 mi	67
IA-562233 Gravel · Power at road	2.8	Aug 7, 2025	$46,800	16,894	14,371	10.3 mi	63
IA-672470 Landlocked · Power at road	3.3	Nov 3, 2024	$28,900	8,775	11,369	3.6 mi	63

Show adjustment detail for the top comp

Tract size (5.6 ac → 7.29 ac)-1.5%
Utilities (Full utilities → Off grid)-30.3%
Market time (4 mo)+1.5%

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