Comparable sales & offer analysis
Parcel IA-460221
Shelby County, IA · 0.65 ac · Unzoned · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,500
Adjusted value
$7,591
Value range
$6,686–$8,495
Comp $/acre
$11,678/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.5% versus the adjusted value.
Offer position
Max allowable offer
$4,338
Offer $/acre
$6,673/ac
Projected profit
$2,277
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-590460 | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 12,124 | 82 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 12,222 | 76 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 10,699 | 75 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 9,430 | 64 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 14,132 | 63 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 11,429 | 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.