Comparable sales & offer analysis
Parcel IA-189330
Webster County, IA · 474 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,492,000
Adjusted value
$1,358,244
Value range
$1,062,778–$1,653,711
Comp $/acre
$2,866/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.8% versus the adjusted value.
Offer position
Max allowable offer
$776,140
Offer $/acre
$1,638/ac
Projected profit
$407,473
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-139424 | 507.3 | Jul 27, 2026 | $1,463,800 | 2,885 | 2,347 | 89 |
| IA-949136 | 411.8 | Jul 27, 2026 | $2,468,300 | 5,994 | 3,191 | 84 |
| IA-679940 | 737.3 | May 7, 2026 | $1,716,400 | 2,328 | 1,821 | 77 |
| IA-439160 | 419.0 | Apr 7, 2025 | $2,090,300 | 4,989 | 2,503 | 73 |
| IA-248627 | 284.8 | Sep 11, 2025 | $960,000 | 3,371 | 2,395 | 72 |
| IA-597963 | 176.1 | Jul 27, 2026 | $1,689,600 | 9,597 | 3,442 | 71 |
| IA-747842 | 161.3 | May 28, 2026 | $1,210,700 | 7,507 | 3,229 | 68 |
| IA-408187 | 207.1 | Sep 1, 2025 | $1,239,400 | 5,986 | 3,344 | 66 |
| IA-258053 | 187.9 | Sep 28, 2024 | $1,540,000 | 8,196 | 3,929 | 59 |
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.