Comparable sales & offer analysis
Parcel IA-311623
Shelby County, IA · 1.78 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$12,600
Adjusted value
$14,474
Value range
$11,867–$17,081
Comp $/acre
$8,131/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.9% versus the adjusted value.
Offer position
Max allowable offer
$8,271
Offer $/acre
$4,647/ac
Projected profit
$4,342
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-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 9,340 | 78 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 8,075 | 76 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 6,232 | 75 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 7,069 | 75 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 8,052 | 73 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 10,282 | 69 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 8,137 | 67 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 10,285 | 67 |
| IA-590460 | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 8,012 | 67 |
| IA-460221 | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 5,418 | 55 |
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.