Comparable sales & offer analysis
Parcel IA-186443
Shelby County, IA · 58.53 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$468,000
Adjusted value
$567,471
Value range
$469,594–$665,349
Comp $/acre
$9,695/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.5% versus the adjusted value.
Offer position
Max allowable offer
$324,269
Offer $/acre
$5,540/ac
Projected profit
$170,241
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 | 7,782 | 80 |
| IA-707722 | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 12,593 | 76 |
| IA-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 10,159 | 75 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 7,261 | 73 |
| IA-857262 | 106.0 | Mar 22, 2025 | $1,210,700 | 11,427 | 9,721 | 70 |
| IA-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 9,600 | 70 |
| IA-927918 | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 10,620 | 68 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 11,443 | 66 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 8,152 | 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.