Comparable sales & offer analysis
Parcel IA-590460
Shelby County, IA · 0.77 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$9,800
Adjusted value
$8,424
Value range
$6,994–$9,854
Comp $/acre
$10,940/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.3% versus the adjusted value.
Offer position
Max allowable offer
$4,813
Offer $/acre
$6,251/ac
Projected profit
$2,527
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-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 10,685 | 82 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 12,207 | 80 |
| IA-460221 | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 8,186 | 76 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 11,415 | 68 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 9,418 | 62 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 14,114 | 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.