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    Hardin County Farmland Auction Title is generated by Realmo AI

    31787 County Highway D15, Ackley, IA 50601

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    High-quality 103 +/- acre farm for sale.

    Type:Farm
    Lot size:
    103.00 Acres
    Added:
    Apr 13, 2026
    Days on Market:
    49
    Last Refresh:
    May 28 at 12:34 am

    Property Features for 31787 County Highway D15

    General Information

    Standard status
    Active
    Lot size
    103.00 Acres
    Property subtype
    Farm

    We can help!

    Listing Contact
    Cody Skinner

    Listing agent Cody Skinner License #***

    Listing office Iowa Land Company Real Estate LLC

    Listing date Apr 13, 2026

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Iowa Land Company Real Estate LLC

    HighLights

    • High‑quality 103 +/- acre farm in northeast Hardin County.
    • Income potential: Buyer receives 50% of the 2026 cash rent income.
    • Located on hard surface county road D15, providing easy access.
    • Well‑maintained farm with a long history of family ownership since 1911.
    • Proven producer with a long‑term tenant farming the land since 1967.
    • Real estate possession at closing, with full possession by March 1, 2027.

    Overview

    Located in northeast Hardin County, 1.5 miles south of Ackley, Iowa, this farm is situated in Etna Township, Section 15, along hard surface county road D15. The property consists of 103 +/- acres of high-quality farmland. The farm has been in the same family since 1911 and has been well-maintained. The farm has been farmed by the current tenant since 1967. The farm is leased for the 2026 farming season, and the buyer will receive 50% of the 2026 cash rent income. The buyer will receive real estate possession at closing and full possession March 1, 2027. The farmland will be offered for sale at live public auction with online bidding available on May 28th, 2026 at 1:00pm at the Ackley Recreation Club located in Ackley, Iowa.
    Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ackley
    County
    Hardin
    State
    Iowa
    Longitude
    -93.06977
    Latitude
    42.528767

    FAQs

    What type of property is this?
    Farm - High-quality 103 +/- acre farm for sale.
    Where is this farm located?
    The property is located at 31787 County Highway D15 Ackley, IA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: High‑quality 103 +/- acre farm in northeast Hardin County.; Income potential: Buyer receives 50% of the 2026 cash rent income.; Located on hard surface county road D15, providing easy access.
    (515) 443-6343
    We can help!
    Listing Contact
    Cody Skinner
    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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