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    1996 Voss Ave Sac City, IA 50583

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    Farm/Estate - Sac City, IA

    Type:Farm
    Lot size:
    156.00 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 3 at 7:06 pm

    Property Features for 1996 Voss Ave

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Parking features
    Garage
    Lot size
    156.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jim Green

    Green Real Estate & Auction Co. (712) 662-4442

    Listing agent Jim Green (712) 662-4442

    Listing date Feb 2, 2026

    MLS# 11640759 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Productive Farmland in Sac County, Iowa

    This offering consists of 156 net taxable acres of farmland located in Sac County, Iowa. Farm 1 comprises the north 79 net taxable acres with a CSR2 on tillable acres of 86.1, including approximately 54.84 tillable acres. Farm 1 has 19.3 acres currently enrolled in a CRP program paying $300 per acre, and 5 acres enrolled in a Prairie Pothole program with the Sac County NRCS office paying $381.55 per acre, expiring on December 31, 2027. Farm 2 consists of 77 net taxable acres with a CSR2 on tillable acres of 87.2, including approximately 66.74 tillable acres. Farm 2 has 10.5 acres enrolled in a CRP program paying $300 per acre. The CRP contract on both farms expires on September 30, 2031. FSA data for the whole farm indicates 155.09 cropland acres with 125.29 effective cropland acres. The corn base is 62.65 acres with a PLC yield index of 163, and the soybean base is 62.64 acres with a PLC yield index of 45. The whole farm has 29.8 acres enrolled in CRP program paying $300 per acre. The current real estate taxes are $2,698 per year for Farm 1 and $2,640 per year for Farm 2. BRIEF LEGAL DESCRIPTIONS FARM 1: N1/2 SW1/4, Section 24, T89N, R35W 5th P.M., Sac County; FARM2 : S1/2 SW1/4, Section 24, T89N, R35W 5th P.M., Sac County, Iowa. (Douglas Township)
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Sac City
    County
    Sac
    State
    Iowa
    Longitude
    -94.933483
    Latitude
    42.503783

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    FAQs

    What type of property is this?
    Farm - 156 acres of highly productive Sac County, Iowa farmland.
    Where is this farm located?
    The property is located at 1996 Voss Ave Sac City, IA.
    What is the asking price?
    The asking price for this property is $99,999,999.
    What are key features of this property?
    This property features: - Highly productive Sac County, Iowa farmland with strong CSR2 ratings (86.1 and 87.2 on tillable acres).; - Significant CRP income: 29.8 acres enrolled, paying $300/acre, expiring September 30, 2031 (contract to be assigned to buyer).; - Total of 156 net taxable acres of farmland.
    (712) 662-4442
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1996 Voss Ave Sac City, IA 50583
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    Listing Contact
    Jim Green
    (712) 662-4442
    Learn more
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