Comparable sales & offer analysis
Parcel IA-323203
Shelby County, IA · 5.60 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$99,300
Adjusted value
$101,168
Value range
$81,664–$120,672
Comp $/acre
$18,066/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.8% versus the adjusted value.
Offer position
Max allowable offer
$57,810
Offer $/acre
$10,323/ac
Projected profit
$30,350
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-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 22,509 | 76 |
| IA-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 15,455 | 70 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 19,724 | 70 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 21,040 | 68 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 10,866 | 66 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 16,649 | 65 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 21,047 | 65 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 15,550 | 65 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 19,110 | 63 |
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.