Comparable sales & offer analysis
Parcel IA-351111
Shelby County, IA · 1.23 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$7,900
Adjusted value
$10,232
Value range
$8,471–$11,993
Comp $/acre
$8,319/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.8% versus the adjusted value.
Offer position
Max allowable offer
$5,847
Offer $/acre
$4,754/ac
Projected profit
$3,070
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 | 7,636 | 81 |
| IA-360759 | 0.9 | Jul 27, 2026 | $11,400 | 11,949 | 8,165 | 80 |
| IA-941734 | 1.9 | Feb 4, 2025 | $21,400 | 11,083 | 9,441 | 76 |
| IA-540973 | 1.1 | Jan 9, 2026 | $13,300 | 12,012 | 7,147 | 75 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 10,395 | 68 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 8,225 | 66 |
| IA-590460 | 0.8 | Oct 12, 2025 | $9,000 | 11,633 | 8,100 | 66 |
| IA-460221 | 0.7 | Mar 17, 2024 | $4,800 | 7,404 | 5,476 | 62 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 10,398 | 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.