Comparable sales & offer analysis
Parcel IA-707722
Shelby County, IA · 148 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,303,500
Adjusted value
$929,412
Value range
$821,849–$1,036,975
Comp $/acre
$6,287/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +40.3% versus the adjusted value.
Offer position
Max allowable offer
$531,092
Offer $/acre
$3,592/ac
Projected profit
$278,824
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-927918 | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 7,306 | 84 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 5,354 | 72 |
| IA-857262 | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 6,688 | 71 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 6,227 | 69 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 5,608 | 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.