Comparable sales & offer analysis
Parcel IA-235330
Shelby County, IA · 26.14 ac · Residential · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$282,700
Adjusted value
$267,191
Value range
$215,012–$319,370
Comp $/acre
$10,222/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.8% versus the adjusted value.
Offer position
Max allowable offer
$152,681
Offer $/acre
$5,841/ac
Projected profit
$80,157
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 | 11,892 | 86 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 8,500 | 83 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 13,395 | 81 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 12,018 | 76 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 9,109 | 75 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 6,620 | 68 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 9,475 | 64 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 10,595 | 62 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 9,542 | 56 |
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.