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    Neola Ave Jefferson, IA 50129

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    For Sale
    Contact for pricing

    LAND - Jefferson, IA

    Lot size:
    119.50 Acres
    Days on Market:
    1
    Last Refresh:
    Feb 2 at 7:06 pm

    Property Features for Neola Ave

    General Information

    Special listing conditions
    Auction
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Auction
    Standard status
    Active
    Zoning
    Ag
    APN
    1117400001, 1117400002, 1117400007
    Lot size
    119.50 Acres

    We can help!

    Listing Contact
    Matt Adams

    Peoples Company (515) 771-7588

    Listing agent Matt Adams (515) 423-9235

    Listing date Feb 2, 2026

    MLS# 733723 Listing URL

    Copyright © 2026 Des Moines Area Association of REALTORS®, Inc. 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

    Farmland Auction - Jefferson, IA

    This property features 119.50 acres of farmland located on the southeast side of Jefferson, Iowa. Situated along Neola Avenue in Section 17 of Grant Township, this tract includes 108.19 FSA cropland acres designated as NHEL (Non-Highly Erodible Land). The soil composition primarily consists of Nicollet clay loam, Clarion loam, and Canisteo clay loam. The CSR2 soil rating for the cropland acres is 84, exceeding the Greene County, Iowa average of 78.3. The farm is available for the 2026 growing season, with inputs applied and fall tillage completed. The seller has applied 180 lbs./acre of Anhydrous with Centauro and dry fertilizer applied at 14-71-113-25. The buyer will reimburse the seller $25,798 for the Anhydrous and dry fertilizer. The balance of the tract includes timber and recreational acres in the southwest corner. The eastern half of the farm lies at the top of Drainage District #139, with water draining east off the farm and outletting into an open ditch one mile east in Section 16 of Grant Township. County tile sizes range from 6-7" in diameter, with additional county tile lines in the northwest corner of the farm. The online-only farmland auction is scheduled for Wednesday, March 4th, 2026.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Jefferson
    County
    Greene
    State
    Iowa
    Longitude
    -94.362693
    Latitude
    41.997245

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    FAQs

    What type of property is this?
    Farm - 119.50 acres of high-quality farmland near Jefferson, Iowa.
    Where is this farm located?
    The property is located at Neola Ave Jefferson, IA.
    What is the asking price?
    The asking price for this property is $1.00.
    What are key features of this property?
    This property features: - High CSR2 soil rating of 84, exceeding the Greene County average, for exceptional productivity.; - Large contiguous tract of 119.50 acres m/l of farmland.; - Turnkey farm operation with inputs applied and fall tillage completed for the 2026 growing season.
    (515) 423-9235
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    Neola Ave Jefferson, IA 50129
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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
    Neola Ave Jefferson, IA 50129
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    Listing Contact
    Matt Adams
    (515) 423-9235
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