IA-949136
3005 County Road 118
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Webster County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Webster market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,323 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $1,217,325 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-139424 Dirt · Off grid | 507.3 | Jul 27, 2026 | $1,463,800 | 2,885 | 4,419 | 5.7 mi | 84 |
| IA-679940 Dirt · Power at road | 737.3 | May 7, 2026 | $1,716,400 | 2,328 | 3,428 | 0.9 mi | 79 |
| IA-189330 Landlocked · Off grid | 473.9 | Jun 13, 2025 | $1,320,400 | 2,786 | 5,535 | 1.6 mi | 77 |
| IA-597963 Gravel · Full utilities | 176.1 | Jul 27, 2026 | $1,689,600 | 9,597 | 6,480 | 2.6 mi | 76 |
| IA-439160 Paved · Power at road | 419.0 | Apr 7, 2025 | $2,090,300 | 4,989 | 4,713 | 5.5 mi | 76 |
| IA-248627 Dirt · Off grid | 284.8 | Sep 11, 2025 | $960,000 | 3,371 | 4,510 | 3.6 mi | 76 |
| IA-747842 Gravel · Power at road | 161.3 | May 28, 2026 | $1,210,700 | 7,507 | 6,080 | 2.9 mi | 71 |
| IA-408187 Gravel · Off grid | 207.1 | Sep 1, 2025 | $1,239,400 | 5,986 | 6,297 | 7.2 mi | 66 |
| IA-258053 Gravel · Power at road | 187.9 | Sep 28, 2024 | $1,540,000 | 8,196 | 7,400 | 5.6 mi | 61 |
| IA-377520 Gravel · Power at road | 127.7 | Feb 17, 2025 | $1,127,400 | 8,827 | 7,078 | 5.6 mi | 59 |
Show adjustment detail for the top comp
- Tract size (507.31 ac → 411.78 ac)+6.5%
- Utilities (Off grid → Full utilities)+43.5%
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.