Comparable sales & offer analysis
Parcel IA-927918
Shelby County, IA · 170 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,330,300
Adjusted value
$1,313,043
Value range
$1,077,733–$1,548,354
Comp $/acre
$7,706/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.3% versus the adjusted value.
Offer position
Max allowable offer
$750,310
Offer $/acre
$4,403/ac
Projected profit
$393,913
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-707722 | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 9,756 | 87 |
| IA-857262 | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 7,533 | 72 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 6,029 | 68 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 8,867 | 67 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 7,014 | 64 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 6,318 | 62 |
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.