Comparable sales & offer analysis
Parcel IA-113981
Shelby County, IA · 9.84 ac · Residential · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$132,500
Adjusted value
$99,728
Value range
$79,638–$119,819
Comp $/acre
$10,135/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +32.9% versus the adjusted value.
Offer position
Max allowable offer
$56,988
Offer $/acre
$5,791/ac
Projected profit
$29,919
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-235330 | 26.1 | Jul 27, 2026 | $291,500 | 11,150 | 10,600 | 79 |
| IA-765249 | 24.6 | Feb 11, 2026 | $174,900 | 7,096 | 8,019 | 74 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 6,246 | 74 |
| IA-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 11,218 | 73 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 12,940 | 71 |
| IA-323203 | 5.6 | Apr 11, 2026 | $90,500 | 16,154 | 9,472 | 71 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 8,940 | 70 |
| IA-722390 | 3.1 | Sep 12, 2025 | $44,700 | 14,365 | 12,096 | 68 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 12,638 | 64 |
| IA-672470 | 3.3 | Nov 3, 2024 | $28,900 | 8,775 | 9,573 | 57 |
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.