Comparable sales & offer analysis
Parcel IA-478668
Guthrie County, IA · 293 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,118,800
Adjusted value
$2,328,790
Value range
$1,844,785–$2,812,794
Comp $/acre
$7,938/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.0% versus the adjusted value.
Offer position
Max allowable offer
$1,330,737
Offer $/acre
$4,536/ac
Projected profit
$698,637
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 | 8,409 | 82 |
| IA-798769 | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 6,062 | 75 |
| IA-457928 | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 7,870 | 75 |
| IA-349270 | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 8,875 | 73 |
| IA-139641 | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 8,685 | 73 |
| IA-389084 | 396.6 | Jan 22, 2025 | $2,011,300 | 5,072 | 5,046 | 71 |
| IA-147281 | 107.4 | May 28, 2026 | $1,034,000 | 9,626 | 10,192 | 70 |
| IA-597044 | 90.5 | Apr 1, 2026 | $753,000 | 8,323 | 7,313 | 68 |
| IA-327083 | 93.1 | May 7, 2026 | $987,500 | 10,612 | 6,514 | 64 |
| IA-347268 | 106.4 | Jun 29, 2024 | $1,164,200 | 10,941 | 10,601 | 63 |
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.