Comparable sales & offer analysis
Parcel IA-476046
Shelby County, IA · 43.90 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$236,200
Adjusted value
$294,483
Value range
$231,842–$357,123
Comp $/acre
$6,708/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.8% versus the adjusted value.
Offer position
Max allowable offer
$168,276
Offer $/acre
$3,833/ac
Projected profit
$88,345
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-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 7,319 | 85 |
| IA-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 6,916 | 75 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 4,075 | 73 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 6,521 | 73 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 8,244 | 72 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 5,232 | 72 |
| IA-707722 | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 9,073 | 72 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 5,873 | 66 |
| IA-857262 | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 7,004 | 63 |
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.