Comparable sales & offer analysis
Parcel IA-351111
Shelby County, IA · 1.23 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$7,900
Adjusted value
$10,179
Value range
$8,429–$11,929
Comp $/acre
$8,276/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.4% versus the adjusted value.
Offer position
Max allowable offer
$5,817
Offer $/acre
$4,729/ac
Projected profit
$3,054
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-311623 | 1.8 | Jan 3, 2026 | $13,100 | 7,362 | 7,594 | 82 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 8,120 | 81 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 9,392 | 76 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 7,109 | 76 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 10,339 | 68 |
| IA-590460 | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 8,057 | 67 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 8,183 | 67 |
| IA-460221 | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 5,448 | 63 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 10,343 | 62 |
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.