Comparable sales & offer analysis
Parcel IA-144484
Shelby County, IA · 14.16 ac · Unzoned · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$124,700
Adjusted value
$196,231
Value range
$165,150–$227,313
Comp $/acre
$13,858/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -36.5% versus the adjusted value.
Offer position
Max allowable offer
$112,132
Offer $/acre
$7,919/ac
Projected profit
$58,869
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-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 14,976 | 82 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 11,472 | 78 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 11,933 | 77 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 15,135 | 76 |
| IA-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 14,152 | 73 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 10,705 | 72 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 17,272 | 71 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 12,646 | 68 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 16,869 | 64 |
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.