Comparable sales & offer analysis
Parcel IA-735440
Shelby County, IA · 28.30 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$299,600
Adjusted value
$238,821
Value range
$192,929–$284,713
Comp $/acre
$8,439/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +25.4% versus the adjusted value.
Offer position
Max allowable offer
$136,469
Offer $/acre
$4,822/ac
Projected profit
$71,646
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-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 9,437 | 86 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 7,650 | 85 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 7,138 | 83 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 11,249 | 78 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 5,560 | 77 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 10,092 | 70 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 8,898 | 68 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 7,957 | 66 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 8,013 | 59 |
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.