Comparable sales & offer analysis
Parcel IA-562233
Shelby County, IA · 2.77 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$43,900
Adjusted value
$40,066
Value range
$33,392–$46,740
Comp $/acre
$14,464/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.6% versus the adjusted value.
Offer position
Max allowable offer
$22,895
Offer $/acre
$8,265/ac
Projected profit
$12,020
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 | 17,615 | 80 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 13,834 | 75 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 13,941 | 72 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 12,111 | 71 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 13,794 | 71 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 12,938 | 70 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 16,001 | 65 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 18,845 | 63 |
| IA-351111 | 1.2 | Oct 5, 2024 | $7,100 | 5,813 | 10,677 | 58 |
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.