Comparable sales & offer analysis
Parcel IA-909602
Guthrie County, IA · 577 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,237,200
Adjusted value
$3,616,309
Value range
$2,868,089–$4,364,528
Comp $/acre
$6,266/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.2% versus the adjusted value.
Offer position
Max allowable offer
$2,066,462
Offer $/acre
$3,581/ac
Projected profit
$1,084,893
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-139641 | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 7,100 | 88 |
| IA-169824 | 677.8 | May 21, 2024 | $4,008,000 | 5,913 | 8,058 | 74 |
| IA-349270 | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 7,255 | 73 |
| IA-389084 | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 4,125 | 73 |
| IA-478668 | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 5,567 | 69 |
| IA-457928 | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 6,433 | 65 |
| IA-798769 | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 4,955 | 64 |
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.