Webster County, IA · Sold

IA-242556

2466 County Road 166

$56,700

$16,200/ac · 3.50 ac

Offer report Market this tract

Acreage3.50 ac

Price per acre$16,200/ac

ZoningUnzoned

Road accessPaved

UtilitiesPower at road

TopographySloped

ListedSep 4, 2024

Coordinates42.4022, -94.2211

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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

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

View Webster market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.5% of tract

Little to no mapped wetland coverage.

Average slope24.3%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

341 ft of deeded road frontage.

Power72 ft away

Power at or near the road.

Buildable area2.03 of 3.50 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$54,280

$47,152 – $61,408 · $15,509/ac on 3.50 ac

Asking vs estimate

+4.5%

In line with 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 $56,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$31,017

$8,862/ac · +30.0% target margin

You need $25,683 off asking to hit this margin.

All-in cost$33,653

Net resale$49,937

Projected profit$16,284

ROI+48.4%

Annualized+69.3%

Break-even resale$10,451/ac

Profit if resale lands off target

-20%

$6,297

-10%

$11,290

$16,284

+10%

$21,278

+20%

$26,272

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IA-372786 Gravel · Off grid	4.1	May 10, 2026	$39,800	9,623	13,590	0.9 mi	88
IA-962495 Landlocked · Off grid	3.4	Nov 19, 2025	$23,700	7,079	14,879	0.1 mi	87
IA-534275 Paved · Full utilities	12.2	Jul 27, 2026	$181,900	14,949	13,219	3.6 mi	77
IA-653547 Landlocked · Full utilities	7.2	Jul 27, 2026	$61,800	8,608	12,686	4.8 mi	74
IA-193065 Gravel · Power at road	5.1	Oct 20, 2025	$71,500	14,110	17,477	10.7 mi	72
IA-674171 Gravel · Off grid	11.3	Apr 3, 2026	$140,400	12,437	18,745	2.4 mi	69
IA-103426 Dirt · Off grid	6.6	Jun 8, 2025	$63,600	9,661	16,840	4.5 mi	67
IA-811748 Landlocked · Off grid	1.9	Aug 11, 2024	$14,700	7,518	16,396	8.0 mi	63
IA-230972 Dirt · Full utilities	1.1	Nov 8, 2023	$15,700	14,137	17,335	4.5 mi	56

Show adjustment detail for the top comp

Tract size (4.14 ac → 3.5 ac)+0.6%
Access (Gravel → Paved)+18.0%
Utilities (Off grid → Power at road)+17.6%
Market time (3 mo)+1.1%

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