Comparable sales & offer analysis
Parcel IA-457928
Guthrie County, IA · 172 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,234,300
Adjusted value
$1,057,919
Value range
$835,402–$1,280,437
Comp $/acre
$6,164/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.7% versus the adjusted value.
Offer position
Max allowable offer
$604,525
Offer $/acre
$3,522/ac
Projected profit
$317,376
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-636791 | 75.3 | Jul 27, 2026 | $579,800 | 7,698 | 6,302 | 78 |
| IA-147281 | 107.4 | May 28, 2026 | $1,034,000 | 9,626 | 8,037 | 77 |
| IA-327083 | 93.1 | May 7, 2026 | $987,500 | 10,612 | 5,137 | 77 |
| IA-597044 | 90.5 | Apr 1, 2026 | $753,000 | 8,323 | 5,767 | 73 |
| IA-909602 | 577.1 | Jul 27, 2026 | $3,936,400 | 6,821 | 6,631 | 68 |
| IA-347268 | 106.4 | Jun 29, 2024 | $1,164,200 | 10,941 | 8,360 | 68 |
| IA-197428 | 119.5 | Mar 29, 2025 | $660,600 | 5,529 | 4,971 | 67 |
| IA-139641 | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 6,849 | 66 |
| IA-478668 | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 5,370 | 65 |
| IA-389084 | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 3,979 | 65 |
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.