Tama County, IA · Sold

IA-984138

6255 County Road 394

$132,400

$12,015/ac · 11.02 ac

Offer report Market this tract

Acreage11.02 ac

Price per acre$12,015/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedOct 31, 2024

Coordinates41.9867, -92.4974

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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

Tama County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.

View Tama market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands8.4% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

303 ft of deeded road frontage.

Power11,240 ft away

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

Buildable area9.59 of 11.02 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$126,085

$106,923 – $145,246 · $11,441/ac on 11.02 ac

Asking vs estimate

+5.0%

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 $132,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$72,048

$6,538/ac · +30.0% target margin

You need $60,352 off asking to hit this margin.

All-in cost$78,172

Net resale$115,998

Projected profit$37,826

ROI+48.4%

Annualized+69.3%

Break-even resale$7,710/ac

Profit if resale lands off target

-20%

$14,626

-10%

$26,226

$37,826

+10%

$49,426

+20%

$61,025

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-753506 Landlocked · Full utilities	7.0	Jul 27, 2026	$80,400	11,531	11,453	3.3 mi	79
IA-244185 Gravel · Full utilities	11.4	Jul 22, 2025	$158,300	13,888	10,139	7.5 mi	79
IA-343680 Landlocked · Off grid	7.9	Feb 25, 2026	$57,900	7,318	10,701	5.4 mi	78
IA-802983 Dirt · Full utilities	4.8	Jul 27, 2026	$71,500	14,993	11,546	4.4 mi	78
IA-614377 Gravel · Off grid	13.1	Jun 19, 2025	$148,300	11,322	12,062	7.9 mi	77
IA-144985 Landlocked · Power at road	20.4	Jul 27, 2026	$246,700	12,115	16,206	3.7 mi	77
IA-484990 Dirt · Off grid	20.4	May 16, 2026	$172,800	8,459	10,619	3.7 mi	76
IA-144210 Paved · Full utilities	11.6	Dec 23, 2024	$210,800	18,155	11,513	6.3 mi	73
IA-412662 Dirt · Off grid	3.8	Jul 27, 2026	$33,500	8,871	9,715	6.3 mi	72
IA-133372 Landlocked · Power at road	6.3	Jun 4, 2026	$53,900	8,522	10,332	10.6 mi	72

Show adjustment detail for the top comp

Tract size (6.97 ac → 11.02 ac)-3.3%
Access (Landlocked → Gravel)+47.1%
Utilities (Full utilities → Off grid)-30.3%

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