Comparable sales & offer analysis
Parcel IA-238460
Butler County, IA · 252 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,447,600
Adjusted value
$2,248,276
Value range
$1,742,220–$2,754,333
Comp $/acre
$8,910/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.9% versus the adjusted value.
Offer position
Max allowable offer
$1,284,729
Offer $/acre
$5,091/ac
Projected profit
$674,483
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| IA-539553 | 557.0 | Jul 27, 2026 | $2,770,300 | 4,974 | 6,300 | 79 |
| IA-789237 | 443.0 | Jun 14, 2026 | $3,096,300 | 6,989 | 9,423 | 75 |
| IA-849390 | 495.0 | Mar 21, 2026 | $5,912,000 | 11,944 | 8,536 | 72 |
| IA-509794 | 663.3 | Nov 27, 2024 | $3,240,700 | 4,886 | 6,815 | 68 |
| IA-397510 | 126.8 | Aug 9, 2024 | $2,007,300 | 15,830 | 10,002 | 65 |
| IA-559273 | 454.7 | Oct 4, 2024 | $3,430,400 | 7,544 | 9,329 | 62 |
| IA-516761 | 73.7 | Feb 14, 2025 | $1,095,200 | 14,861 | 13,012 | 58 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.