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    Iowa Farmland with CRP Contracts Title is generated by Realmo AI

    280th Street, Rockwell, IA 50579

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    For Sale
    $823,200

    LAND - Rockwell, IA

    Lot size:
    78.40 Acres
    Added:
    Jan 23, 2026
    Days on Market:
    107
    Last Refresh:
    May 10 at 4:06 pm

    Property Features for 280th Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Ag
    Standard status
    Active
    APN
    883231376002
    Lot size
    78.40 Acres

    Taxes and HOA fees

    Tax Description
    Exact legal description to be taken from Abstract.
    Tax Annual Amount
    2310

    We can help!

    Listing Contact
    Matt Adams

    Listing agent Matt Adams License #***

    Listing office Peoples Company 1108 S 44th Street, Suite 102, Cumming, IA

    Listing date Jan 23, 2026

    MLS# 733345 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.

    HighLights

    • 78.59 FSA cropland acres with HIGH CSR2 soil rating of 79.8.
    • Earn $24,053 annually from existing CRP contracts.
    • Convert 43.27 acres of CRP land back to farmland as early as September 2026.
    • Potential for re‑enrollment in CRP programs upon contract expiration.
    • Prominent soil types include Okoboji silty clay loam, Webster clay loam, and Nicollet clay loam.
    • Located within the southern city limits of Rockwell City, Iowa.

    Overview

    Located near Rockwell City, Iowa, this property features 78.4 acres of Calhoun County farmland. The land includes 78.59 FSA NHEL cropland acres currently enrolled in the Conservation Reserve Program (CRP). The cropland acres have a CSR2 soil rating of 79.8, with almost 80% of the farm carrying a CSR2 soil rating of 84 or higher. Prominent soil types include Okoboji silty clay loam, Webster clay loam, and Nicollet clay loam. There are two CRP contracts in place. Contract #11275A covers 43.27 acres enrolled in Practice CP42, with an annual payment of $13,457 ($311/acre), and is set to expire in September 2026. Contract #12462 covers 35.32 acres enrolled in Practices CP27 & CP28, with an annual payment of $10,596 ($300/acre), and is set to expire in September 2035. Upon expiration of the CRP contracts, these acres would be favorable for farming as they include top-producing soil types, or they could be re-enrolled in their respective CRP programs. With the 35.32 acres just enrolled in CRP and the 43.27 acre contract expiring this fall, an incoming buyer would have flexibility and optionality to convert the CRP acres back to farmland soon.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Rockwell
    County
    Cerro Gordo
    State
    Iowa
    Longitude
    -94.6304
    Latitude
    42.385

    FAQs

    What type of property is this?
    Farm - 78.4 acres of farmland in Calhoun County, Iowa.
    Where is this farm located?
    The property is located at 280th Street Rockwell, IA.
    What is the asking price?
    The asking price for this property is $823,200.
    What are key features of this property?
    This property features: 78.59 FSA cropland acres with HIGH CSR2 soil rating of 79.8.; Earn $24,053 annually from existing CRP contracts.; Convert 43.27 acres of CRP land back to farmland as early as September 2026.
    (515) 423-9235
    We can help!
    Listing Contact
    Matt Adams
    Real Estate License ID: ***
    Learn More
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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.

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