IA-597963
1010 County Road 12
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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?
3 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.
2,387 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 $843,924 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-747842 Gravel · Power at road | 161.3 | May 28, 2026 | $1,210,700 | 7,507 | 9,024 | 4.5 mi | 90 |
| IA-258053 Gravel · Power at road | 187.9 | Sep 28, 2024 | $1,540,000 | 8,196 | 10,983 | 3.8 mi | 77 |
| IA-248627 Dirt · Off grid | 284.8 | Sep 11, 2025 | $960,000 | 3,371 | 6,693 | 2.5 mi | 77 |
| IA-949136 Dirt · Full utilities | 411.8 | Jul 27, 2026 | $2,468,300 | 5,994 | 8,916 | 2.6 mi | 76 |
| IA-408187 Gravel · Off grid | 207.1 | Sep 1, 2025 | $1,239,400 | 5,986 | 9,346 | 9.7 mi | 76 |
| IA-377520 Gravel · Power at road | 127.7 | Feb 17, 2025 | $1,127,400 | 8,827 | 10,506 | 3.6 mi | 74 |
| IA-139424 Dirt · Off grid | 507.3 | Jul 27, 2026 | $1,463,800 | 2,885 | 6,558 | 3.6 mi | 72 |
| IA-189330 Landlocked · Off grid | 473.9 | Jun 13, 2025 | $1,320,400 | 2,786 | 8,215 | 3.4 mi | 64 |
| IA-439160 Paved · Power at road | 419.0 | Apr 7, 2025 | $2,090,300 | 4,989 | 6,995 | 8.1 mi | 61 |
| IA-826385 Dirt · Power at road | 56.1 | Jun 5, 2025 | $304,900 | 5,432 | 6,122 | 9.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (161.27 ac → 176.05 ac)-2.4%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (3 mo)+0.9%
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.