Comparable sales & offer analysis
Parcel IA-169824
Guthrie County, IA · 678 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,876,200
Adjusted value
$3,330,712
Value range
$2,689,246–$3,972,179
Comp $/acre
$4,914/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.4% versus the adjusted value.
Offer position
Max allowable offer
$1,903,264
Offer $/acre
$2,808/ac
Projected profit
$999,214
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-909602 | 577.1 | Jul 27, 2026 | $3,936,400 | 6,821 | 5,546 | 86 |
| IA-139641 | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 5,728 | 83 |
| IA-389084 | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 3,328 | 67 |
| IA-349270 | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 5,854 | 67 |
| IA-478668 | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 4,491 | 59 |
| IA-798769 | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 3,998 | 59 |
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.