Comparable sales & offer analysis
Parcel IA-654281
Lyon County, IA · 12.22 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$105,900
Adjusted value
$127,602
Value range
$96,566–$158,638
Comp $/acre
$10,442/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.0% versus the adjusted value.
Offer position
Max allowable offer
$72,915
Offer $/acre
$5,967/ac
Projected profit
$38,280
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-724093 | 10.7 | Jul 27, 2026 | $79,900 | 7,488 | 6,936 | 84 |
| IA-984829 | 18.2 | Jul 27, 2026 | $128,200 | 7,051 | 7,413 | 82 |
| IA-434578 | 15.2 | Mar 11, 2026 | $350,500 | 23,119 | 13,478 | 79 |
| IA-935296 | 25.5 | Nov 18, 2025 | $353,100 | 13,847 | 12,535 | 70 |
| IA-785626 | 32.4 | Aug 21, 2024 | $380,400 | 11,743 | 9,853 | 64 |
| IA-215816 | 37.2 | Feb 16, 2025 | $396,800 | 10,676 | 10,587 | 63 |
| IA-495888 | 39.2 | Feb 18, 2025 | $539,400 | 13,776 | 9,930 | 62 |
| IA-782932 | 4.6 | Sep 13, 2024 | $97,900 | 21,278 | 14,057 | 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.