IA-717791
3555 County Road 211
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Winneshiek County, Iowa. The benchmark corn-belt farmland market; auctions set transparent comps.
View Winneshiek market data →Step 1 · Is this a deal?
4 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.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
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 $613,780 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IA-117987 Dirt · Full utilities | 179.1 | Jul 31, 2024 | $1,014,600 | 5,664 | 4,453 | 6.2 mi | 78 |
| IA-119546 Dirt · Full utilities | 554.2 | Jul 27, 2026 | $2,447,500 | 4,416 | 4,452 | 3.5 mi | 77 |
| IA-785742 Gravel · Off grid | 35.2 | Feb 26, 2026 | $249,300 | 7,077 | 4,442 | 1.8 mi | 72 |
| IA-378528 Gravel · Power at road | 265.1 | Aug 19, 2025 | $1,190,800 | 4,492 | 3,969 | 3.9 mi | 70 |
| IA-976513 Gravel · Off grid | 61.6 | Jul 27, 2026 | $414,500 | 6,731 | 4,629 | 12.6 mi | 69 |
| IA-897067 Dirt · Power at road | 92.0 | Apr 5, 2024 | $848,200 | 9,221 | 7,536 | 5.4 mi | 66 |
| IA-185602 Gravel · Off grid | 31.8 | Sep 25, 2025 | $241,700 | 7,593 | 4,766 | 2.2 mi | 64 |
| IA-799644 Gravel · Power at road | 595.0 | Sep 16, 2025 | $2,325,000 | 3,908 | 4,376 | 2.0 mi | 63 |
| IA-789962 Gravel · Off grid | 749.1 | Sep 28, 2025 | $3,426,000 | 4,574 | 6,457 | 3.5 mi | 62 |
| IA-699967 Dirt · Off grid | 751.8 | Dec 1, 2023 | $2,650,100 | 3,525 | 6,222 | 8.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (179.13 ac → 155.42 ac)+3.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (25 mo)+8.6%
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.