Comparable sales & offer analysis
Parcel IA-817026
Shelby County, IA · 89.30 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$655,800
Adjusted value
$799,969
Value range
$688,797–$911,142
Comp $/acre
$8,958/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.0% versus the adjusted value.
Offer position
Max allowable offer
$457,125
Offer $/acre
$5,119/ac
Projected profit
$239,991
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-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 6,904 | 78 |
| IA-707722 | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 11,172 | 76 |
| IA-857262 | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 8,624 | 75 |
| IA-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 9,013 | 72 |
| IA-927918 | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 9,421 | 71 |
| IA-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 8,517 | 69 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 8,030 | 69 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 10,152 | 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.