Comparable sales & offer analysis
Parcel IA-643568
Shelby County, IA · 7.29 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$100,800
Adjusted value
$84,207
Value range
$67,548–$100,866
Comp $/acre
$11,551/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +19.7% versus the adjusted value.
Offer position
Max allowable offer
$48,118
Offer $/acre
$6,601/ac
Projected profit
$25,262
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-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 11,312 | 80 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 13,539 | 76 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 7,459 | 73 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 10,674 | 72 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 9,576 | 68 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 14,443 | 66 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 11,429 | 62 |
| IA-562233 | 2.8 | Aug 7, 2025 | $46,800 | 16,894 | 14,448 | 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.