Know what the land is really worth
County-level land values, soil ratings, and cash rent benchmarks. Not a guess.
- ✓
Market value range
Low, mid, and high per-acre estimates based on actual comparable sales
- ✓
Comparable sales
See real land that sold recently near your parcel
- ✓
Cash rent & cap rate
County average cash rent and capitalization rate analysis
- ✓
Soil productivity
CSR2 rating context and how it impacts value
Professional appraisals cost a fortune. This doesn't.
USDA sales data + NRCS soil ratings + yield benchmarks
We pull from the same USDA-NASS county sale records, NRCS Web Soil Survey productivity data, and cash rental benchmarks that appraisers use. The difference? We do it instantly for $29.99 instead of making you wait 3 weeks and pay $2,000. Perfect for buying decisions, lease negotiations, or estate planning.
Land Valuation Report
160 Acres — Story County, Iowa
Row Crops • Irrigated • CSR2: 82
Estimated Market Value
Low
$9,800
per acre
$1,568,000
total
Market Value
$11,200
per acre
$1,792,000
total
High
$12,500
per acre
$2,000,000
total
Cash Rent
$265
per acre · county avg
Cap Rate
2.4%
based on mid value
Comparable Sales
| Date | Location | Acres | $/Acre |
|---|---|---|---|
| Nov 2025 | Story Co., IA — Sec 14, T83N | 155 | $11,050 |
| Sep 2025 | Story Co., IA — Sec 22, T84N | 200 | $10,400 |
| Jul 2025 | Story Co., IA — Sec 8, T83N | 120 | $11,800 |
| May 2025 | Boone Co., IA — Sec 31, T84N | 80 | $12,100 |
Soil Productivity
Based on 12 comparable sales, Story County row crop land with an average CSR2 of 82 has appreciated approximately 4.1% per year over the past 5 years. Irrigated parcels command a premium of 12-18% over dryland, and tiled ground adds an additional 5-8%. This parcel's soil rating places it in the top 25% for the county.
12-Month Price Trend
Land values are rising in this area
+4.1%
Mar 2025 – Mar 2026
What Drives This Land's Value
| Factor | Impact |
|---|---|
| Base county land value | $10,800/acre |
| Irrigation premium | +$1,200/acre |
| Soil quality (CSR2: 82) | +$400/acre |
| Tile drainage | +$350/acre |
| Road access & shape | Neutral |
| Net adjusted value | $12,750/acre |
Neighboring Counties Comparison
| County | Land Value | Cash Rent |
|---|---|---|
| Boone County | $10,746/acre | $258/acre |
| Hamilton County | $11,200/acre | $268/acre |
| Marshall County | $9,850/acre | $242/acre |
| Hardin County | $10,100/acre | $248/acre |
| Polk County | $10,500/acre | $252/acre |
| Story County (yours) | $11,200/acre | $265/acre |
Mortgage & Financing
Based on $1,792,000 (mid value), 30% down
Investment Returns
Current Yield
2.4%
cash rent
10-Yr Appreciation
4.2%
Story Co. avg/year
Water & Environmental
No SGMA constraints. Tile drainage reduces risk. Well-positioned for long-term productivity.
Historical Trend
Iowa cropland appreciating 7.2%/year. 5-year change: +41.4%.
Property Tax
$147/acre/year
$23,520
total (160 acres) • Effective rate: 1.5%
Tenant vs Landlord Analysis
Landlord Side
Tenant Side
Own vs Rent
After 8 years, appreciation offsets the higher cost of ownership.
Productivity Ratio
$49/bushel of capacity
Near the national average — fairly valued for production potential.
This is sample data. Get your personalized report below.
Sample Report
Land Valuation Report
160 Acres — Story County, Iowa
Row Crops • Irrigated • CSR2: 82
Estimated Market Value
Low
$9,800
per acre
$1,568,000
total
Market Value
$11,200
per acre
$1,792,000
total
High
$12,500
per acre
$2,000,000
total
Cash Rent
$265
per acre · county avg
Cap Rate
2.4%
based on mid value
Comparable Sales
| Date | Location | Acres | $/Acre |
|---|---|---|---|
| Nov 2025 | Story Co., IA — Sec 14, T83N | 155 | $11,050 |
| Sep 2025 | Story Co., IA — Sec 22, T84N | 200 | $10,400 |
| Jul 2025 | Story Co., IA — Sec 8, T83N | 120 | $11,800 |
| May 2025 | Boone Co., IA — Sec 31, T84N | 80 | $12,100 |
Soil Productivity
Based on 12 comparable sales, Story County row crop land with an average CSR2 of 82 has appreciated approximately 4.1% per year over the past 5 years. Irrigated parcels command a premium of 12-18% over dryland, and tiled ground adds an additional 5-8%. This parcel's soil rating places it in the top 25% for the county.
12-Month Price Trend
Land values are rising in this area
+4.1%
Mar 2025 – Mar 2026
What Drives This Land's Value
| Factor | Impact |
|---|---|
| Base county land value | $10,800/acre |
| Irrigation premium | +$1,200/acre |
| Soil quality (CSR2: 82) | +$400/acre |
| Tile drainage | +$350/acre |
| Road access & shape | Neutral |
| Net adjusted value | $12,750/acre |
Neighboring Counties Comparison
| County | Land Value | Cash Rent |
|---|---|---|
| Boone County | $10,746/acre | $258/acre |
| Hamilton County | $11,200/acre | $268/acre |
| Marshall County | $9,850/acre | $242/acre |
| Hardin County | $10,100/acre | $248/acre |
| Polk County | $10,500/acre | $252/acre |
| Story County (yours) | $11,200/acre | $265/acre |
Mortgage & Financing
Based on $1,792,000 (mid value), 30% down
Investment Returns
Current Yield
2.4%
cash rent
10-Yr Appreciation
4.2%
Story Co. avg/year
Water & Environmental
No SGMA constraints. Tile drainage reduces risk. Well-positioned for long-term productivity.
Historical Trend
Iowa cropland appreciating 7.2%/year. 5-year change: +41.4%.
Property Tax
$147/acre/year
$23,520
total (160 acres) • Effective rate: 1.5%
Tenant vs Landlord Analysis
Landlord Side
Tenant Side
Own vs Rent
After 8 years, appreciation offsets the higher cost of ownership.
Productivity Ratio
$49/bushel of capacity
Near the national average — fairly valued for production potential.
This is sample data. Get your personalized report below.