IA-296492
6045 County Road 191
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Sioux County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Sioux market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
897 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 7 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 $89,133 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-206778 Dirt · Power at road | 74.6 | Jul 27, 2026 | $417,800 | 5,600 | 5,807 | 0.3 mi | 90 |
| IA-646878 Gravel · Off grid | 80.2 | Aug 10, 2025 | $472,400 | 5,889 | 6,537 | 6.6 mi | 81 |
| IA-517448 Dirt · Off grid | 121.2 | Jul 27, 2026 | $459,300 | 3,789 | 5,201 | 4.5 mi | 77 |
| IA-938692 Paved · Power at road | 298.5 | Jul 27, 2026 | $1,755,500 | 5,881 | 6,410 | 0.2 mi | 69 |
| IA-234604 Dirt · Power at road | 15.4 | Apr 17, 2026 | $86,500 | 5,601 | 4,500 | 4.9 mi | 65 |
| IA-494358 Landlocked · Off grid | 12.9 | Apr 27, 2025 | $64,500 | 4,991 | 6,095 | 5.6 mi | 63 |
| IA-728759 Dirt · Full utilities | 313.4 | Dec 22, 2025 | $1,383,500 | 4,415 | 5,626 | 6.5 mi | 60 |
Show adjustment detail for the top comp
- Tract size (74.61 ac → 60.65 ac)+4.7%
- Access (Dirt → Gravel)+16.3%
- 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.