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    26.25 Acres Near Pleasantville, Iowa Title is generated by Realmo AI

    Highway S31, Pleasantville, IA 50225

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    For Sale
    $223,125

    LAND - Pleasantville, IA

    Lot size:
    26.25 Acres
    Added:
    May 13, 2026
    Days on Market:
    2
    Last Refresh:
    May 14 at 7:06 am

    Property Features for Highway S31

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Ag
    Standard status
    Active
    APN
    25000230260
    Lot size
    26.25 Acres

    Taxes and HOA fees

    Tax Description
    26.25 Acres M/L Located in Sections 23 of Union Township in Warren County, Iowa. Exact legal description to be taken from Abstract.
    Tax Annual Amount
    480

    We can help!

    Listing Contact
    Jake Sickels

    Listing agent Jake Sickels

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

    Listing date May 13, 2026

    MLS# 740738 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

    • 26.25‑acre property with multiple executive building sites.
    • Income‑producing farmland.
    • Located at the intersection of Highway 92 and Highway S31, near Pleasantville, Iowa.
    • Road frontage on three sides (Highway 92, Highway S31, and Indiana Street).
    • Utilities are readily available.
    • Located within the Pleasantville Community School District.

    Overview

    This 26.25-acre property is located at the intersection of Highway 92 and Highway S31, west of Pleasantville, Iowa, near the Warren/Marion County line. Bordering Indiana Street on the North end, the property has roadside frontage on three sides. The land features rolling topography and farmland income potential, offering opportunities for a rural homesite. Several homesite locations exist throughout the farm, providing options for various home designs. Access points along Highway 92, Highway S31, and Indiana Street provide accessibility and flexibility for driveway placement and future improvements. Utilities are available at or near the property. Located within the Pleasantville Community School District, the property combines country lifestyle and access to nearby communities and amenities. The property is suitable for development and offers countryside views.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Pleasantville
    County
    Marion
    State
    Iowa
    Longitude
    -93.353307
    Latitude
    41.37204

    FAQs

    What type of property is this?
    Farm - Prime farm property with building sites and income potential.
    Where is this farm located?
    The property is located at Highway S31 Pleasantville, IA.
    What is the asking price?
    The asking price for this property is $223,125.
    What are key features of this property?
    This property features: 26.25‑acre property with multiple executive building sites.; Income‑producing farmland.; Located at the intersection of Highway 92 and Highway S31, near Pleasantville, Iowa.
    (515) 771-7588
    We can help!
    Listing Contact
    Jake Sickels
    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.

    More about this property
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