Shelby County, IA · Sold

IA-765249

9750 County Road 295

$191,800

$7,781/ac · 24.65 ac

Offer report Market this tract

Acreage24.65 ac

Price per acre$7,781/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedFeb 20, 2025

Coordinates41.6572, -95.2275

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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

Low risk

Wetlands16.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

729 ft of deeded road frontage.

Power11,800 ft away

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

Buildable area19.67 of 24.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$229,689

$186,236 – $273,141 · $9,318/ac on 24.65 ac

Asking vs estimate

-16.5%

Priced below the comp set

Weighted from 9 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 $191,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$131,251

$5,325/ac · +30.0% target margin

You need $60,549 off asking to hit this margin.

All-in cost$142,407

Net resale$211,314

Projected profit$68,906

ROI+48.4%

Annualized+69.2%

Break-even resale$6,280/ac

Profit if resale lands off target

-20%

$26,644

-10%

$47,775

$68,906

+10%

$90,038

+20%

$111,169

Comparable sales9 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	9,581	4.4 mi	88
IA-735440 Dirt · Off grid	28.3	Jul 27, 2026	$280,400	9,909	10,139	5.4 mi	88
IA-476046 Landlocked · Off grid	43.9	Jul 27, 2026	$244,200	5,563	7,766	7.9 mi	77
IA-113981 Dirt · Off grid	9.8	May 14, 2026	$110,400	11,217	10,247	2.8 mi	77
IA-875642 Dirt · Power at road	32.8	Sep 20, 2025	$405,800	12,386	11,422	6.1 mi	76
IA-144484 Paved · Off grid	14.2	Dec 15, 2025	$114,200	8,067	5,645	7.1 mi	72
IA-186443 Gravel · Off grid	58.5	Aug 2, 2025	$505,000	8,628	9,035	6.2 mi	70
IA-643568 Gravel · Off grid	7.3	Aug 1, 2025	$107,400	14,726	11,696	8.8 mi	65
IA-704180 Gravel · Power at road	11.4	Mar 17, 2025	$129,600	11,407	8,080	9.1 mi	61

Show adjustment detail for the top comp

Tract size (26.14 ac → 24.65 ac)+0.9%
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