Shelby County, IA · Sold

IA-113981

9860 County Road 384

$132,500

$13,465/ac · 9.84 ac

Offer report Market this tract

Acreage9.84 ac

Price per acre$13,465/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedOct 1, 2025

Coordinates41.6166, -95.2202

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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

Moderate risk

Wetlands27.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.5%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

618 ft of deeded road frontage.

Power2,490 ft away

Service extension needed; get a utility quote.

Buildable area6.77 of 9.84 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$99,727

$79,637 – $119,818 · $10,135/ac on 9.84 ac

Asking vs estimate

+32.9%

Priced above the comp set

Weighted from 10 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 $132,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$56,987

$5,791/ac · +30.0% target margin

You need $75,513 off asking to hit this margin.

All-in cost$61,831

Net resale$91,749

Projected profit$29,918

ROI+48.4%

Annualized+69.3%

Break-even resale$6,830/ac

Profit if resale lands off target

-20%

$11,568

-10%

$20,743

$29,918

+10%

$39,093

+20%

$48,268

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-235330 Dirt · Power at road	26.1	Jul 27, 2026	$291,500	11,150	10,600	4.6 mi	79
IA-765249 Dirt · Off grid	24.6	Feb 11, 2026	$174,900	7,096	8,019	2.8 mi	74
IA-144484 Paved · Off grid	14.2	Dec 15, 2025	$114,200	8,067	6,246	9.4 mi	74
IA-735440 Dirt · Off grid	28.3	Jul 27, 2026	$280,400	9,909	11,218	7.7 mi	73
IA-643568 Gravel · Off grid	7.3	Aug 1, 2025	$107,400	14,726	12,940	11.0 mi	71
IA-323203 Gravel · Full utilities	5.6	Apr 11, 2026	$90,500	16,154	9,472	9.9 mi	71
IA-704180 Gravel · Power at road	11.4	Mar 17, 2025	$129,600	11,407	8,940	10.5 mi	70
IA-722390 Gravel · Off grid	3.1	Sep 12, 2025	$44,700	14,365	12,096	0.4 mi	68
IA-875642 Dirt · Power at road	32.8	Sep 20, 2025	$405,800	12,386	12,638	6.5 mi	64
IA-672470 Landlocked · Power at road	3.3	Nov 3, 2024	$28,900	8,775	9,573	7.4 mi	57

Show adjustment detail for the top comp

Tract size (26.14 ac → 9.84 ac)+11.6%
Utilities (Power at road → Off grid)-15.0%

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