Comparable sales & offer analysis
Parcel IA-119409
Lyon County, IA · 502 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,737,200
Adjusted value
$2,986,753
Value range
$2,278,244–$3,695,262
Comp $/acre
$5,952/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.4% versus the adjusted value.
Offer position
Max allowable offer
$1,706,716
Offer $/acre
$3,401/ac
Projected profit
$896,026
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 | 4,424 | 80 |
| IA-288412 | 243.7 | Jul 27, 2026 | $1,445,200 | 5,930 | 4,776 | 75 |
| IA-368149 | 201.4 | Jul 6, 2026 | $1,565,500 | 7,772 | 6,016 | 74 |
| IA-709600 | 576.3 | May 20, 2024 | $5,855,700 | 10,161 | 8,394 | 69 |
| IA-638815 | 326.3 | Jan 4, 2025 | $3,129,700 | 9,590 | 6,523 | 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.