Comparable sales & offer analysis
Parcel IA-765249
Shelby County, IA · 24.65 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$191,800
Adjusted value
$230,959
Value range
$187,256–$274,663
Comp $/acre
$9,370/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.0% versus the adjusted value.
Offer position
Max allowable offer
$131,977
Offer $/acre
$5,354/ac
Projected profit
$69,288
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 | 9,634 | 87 |
| IA-735440 | 28.3 | Jul 27, 2026 | $280,400 | 9,909 | 10,195 | 86 |
| IA-476046 | 43.9 | Jul 27, 2026 | $244,200 | 5,563 | 7,810 | 76 |
| IA-113981 | 9.8 | May 14, 2026 | $110,400 | 11,217 | 10,303 | 75 |
| IA-875642 | 32.8 | Sep 20, 2025 | $405,800 | 12,386 | 11,484 | 75 |
| IA-144484 | 14.2 | Dec 15, 2025 | $114,200 | 8,067 | 5,676 | 71 |
| IA-186443 | 58.5 | Aug 2, 2025 | $505,000 | 8,628 | 9,084 | 70 |
| IA-643568 | 7.3 | Aug 1, 2025 | $107,400 | 14,726 | 11,758 | 64 |
| IA-704180 | 11.4 | Mar 17, 2025 | $129,600 | 11,407 | 8,123 | 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.