Comparable sales & offer analysis
Parcel IA-119409
Lyon County, IA · 502 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,737,200
Adjusted value
$2,967,643
Value range
$2,263,526–$3,671,760
Comp $/acre
$5,914/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.8% versus the adjusted value.
Offer position
Max allowable offer
$1,695,796
Offer $/acre
$3,379/ac
Projected profit
$890,293
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-298995 | 371.8 | Jun 29, 2026 | $1,800,400 | 4,842 | 4,399 | 81 |
| IA-288412 | 243.7 | Jul 27, 2026 | $1,445,200 | 5,930 | 4,749 | 76 |
| IA-368149 | 201.4 | Jul 6, 2026 | $1,565,500 | 7,772 | 5,983 | 75 |
| IA-709600 | 576.3 | May 20, 2024 | $5,855,700 | 10,161 | 8,351 | 69 |
| IA-638815 | 326.3 | Jan 4, 2025 | $3,129,700 | 9,590 | 6,489 | 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.