Comparable sales & offer analysis
Parcel IA-722390
Shelby County, IA · 3.11 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$46,200
Adjusted value
$38,881
Value range
$32,591–$45,171
Comp $/acre
$12,502/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.8% versus the adjusted value.
Offer position
Max allowable offer
$22,218
Offer $/acre
$7,144/ac
Projected profit
$11,664
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-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 15,008 | 78 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 11,872 | 76 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 11,785 | 74 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 11,751 | 72 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 14,064 | 72 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 11,021 | 70 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 13,627 | 70 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 16,050 | 65 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 10,316 | 65 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 9,093 | 64 |
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.