Comparable sales & offer analysis
Parcel IA-857262
Shelby County, IA · 106 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,175,400
Adjusted value
$1,321,487
Value range
$1,086,820–$1,556,153
Comp $/acre
$12,473/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.1% versus the adjusted value.
Offer position
Max allowable offer
$755,135
Offer $/acre
$7,127/ac
Projected profit
$396,446
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-707722 | 147.8 | Jul 27, 2026 | $1,270,900 | 8,597 | 15,757 | 80 |
| IA-927918 | 170.4 | Apr 13, 2026 | $1,382,200 | 8,111 | 13,287 | 77 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 9,737 | 72 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 11,325 | 71 |
| IA-817026 | 89.3 | Feb 8, 2024 | $581,000 | 6,507 | 10,199 | 71 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 14,318 | 61 |
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.