Comparable sales & offer analysis
Parcel IA-672470
Shelby County, IA · 3.29 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$31,900
Adjusted value
$32,943
Value range
$27,213–$38,674
Comp $/acre
$10,013/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.2% versus the adjusted value.
Offer position
Max allowable offer
$18,825
Offer $/acre
$5,722/ac
Projected profit
$9,883
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-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 11,982 | 80 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 11,986 | 75 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 9,385 | 73 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 8,801 | 73 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 10,883 | 71 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 9,412 | 67 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 8,239 | 67 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 7,262 | 66 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 12,818 | 66 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 8,855 | 65 |
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.