Comparable sales & offer analysis
Parcel IA-389084
Guthrie County, IA · 397 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,346,900
Adjusted value
$3,375,956
Value range
$2,852,311–$3,899,601
Comp $/acre
$8,513/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.5% versus the adjusted value.
Offer position
Max allowable offer
$1,929,117
Offer $/acre
$4,865/ac
Projected profit
$1,012,787
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 | 9,054 | 83 |
| IA-139641 | 593.7 | Jun 12, 2026 | $5,920,800 | 9,973 | 9,352 | 79 |
| IA-349270 | 453.8 | Apr 9, 2025 | $4,783,000 | 10,541 | 9,556 | 76 |
| IA-457928 | 171.6 | Apr 1, 2026 | $1,043,000 | 6,077 | 8,473 | 72 |
| IA-798769 | 315.6 | Jul 10, 2024 | $2,457,700 | 7,786 | 6,527 | 70 |
| IA-478668 | 293.4 | Mar 20, 2024 | $1,805,200 | 6,153 | 7,332 | 69 |
| IA-169824 | 677.8 | May 21, 2024 | $4,008,000 | 5,913 | 10,614 | 65 |
| IA-197428 | 119.5 | Mar 29, 2025 | $660,600 | 5,529 | 6,787 | 60 |
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.