Comparable sales & offer analysis
Parcel IA-704180
Shelby County, IA · 11.36 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$125,200
Adjusted value
$157,393
Value range
$125,424–$189,363
Comp $/acre
$13,855/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.5% versus the adjusted value.
Offer position
Max allowable offer
$89,939
Offer $/acre
$7,917/ac
Projected profit
$47,218
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-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 8,489 | 81 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 15,409 | 77 |
| IA-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 15,248 | 75 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 17,585 | 73 |
| IA-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 14,409 | 73 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 12,875 | 71 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 10,899 | 66 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 17,175 | 65 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 13,007 | 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.