IA-811748
8645 County Road 21
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $8,377 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-330503 Dirt · Power at road | 0.8 | Jul 27, 2026 | $9,100 | 11,574 | 7,704 | 8.7 mi | 74 |
| IA-962495 Landlocked · Off grid | 3.4 | Nov 19, 2025 | $23,700 | 7,079 | 7,399 | 8.0 mi | 74 |
| IA-372786 Gravel · Off grid | 4.1 | May 10, 2026 | $39,800 | 9,623 | 6,758 | 8.4 mi | 72 |
| IA-260215 Gravel · Off grid | 0.6 | Jul 27, 2026 | $9,900 | 15,422 | 10,370 | 10.9 mi | 68 |
| IA-242556 Paved · Power at road | 3.5 | Aug 7, 2025 | $57,600 | 16,459 | 8,537 | 8.0 mi | 67 |
| IA-193065 Gravel · Power at road | 5.1 | Oct 20, 2025 | $71,500 | 14,110 | 8,692 | 3.0 mi | 67 |
| IA-230972 Dirt · Full utilities | 1.1 | Nov 8, 2023 | $15,700 | 14,137 | 8,621 | 3.5 mi | 63 |
| IA-103426 Dirt · Off grid | 6.6 | Jun 8, 2025 | $63,600 | 9,661 | 8,375 | 9.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (0.79 ac → 1.95 ac)-1.2%
- Access (Dirt → Landlocked)-20.9%
- 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.