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    Productive Farmland Auction Near Corydon, Iowa Title is generated by Realmo AI

    County Road S40, Corydon, IA 50060

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    LAND - Corydon, IA

    Lot size:
    183.36 Acres
    Added:
    Feb 15, 2024
    Days on Market:
    819
    Last Refresh:
    May 14 at 5:06 am

    Property Features for County Road S40

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Ag
    Standard status
    Pending
    APN
    070P33200004
    Lot size
    183.36 Acres

    Taxes and HOA fees

    Tax Description
    Exact legal description to be taken from Abstract.
    Tax Annual Amount
    3310

    We can help!

    Listing Contact
    Daran Becker

    Listing agent Daran Becker License #IA S60473000

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

    Listing date Feb 15, 2024

    MLS# 689424

    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

    • 183.36 acres m/l of highly productive Wayne County, Iowa farmland offered in three tracts.
    • Offered via Buyer's Choice auction, allowing the high bidder to select one, two, or all three tracts.
    • Three individual tracts available near Corydon, Iowa.
    • Tract 1: 61.3 acres m/l with 60.11 FSA cropland acres and a CSR2 value of 46.
    • Tract 2: 80.33 acres m/l with 73.72 FSA cropland acres and a CSR2 value of 41.9.
    • Live, in‑person auction and virtual, live online auction options available.

    Overview

    Located in Wayne County, Iowa, this land offering consists of three highly productive tillable farms near Corydon, Iowa, totaling 183.36 acres. The portfolio includes three tracts to be offered via the Buyer's Choice auction method. Tract 1 comprises 61.3 acres with 60.11 FSA cropland acres and a CSR2 value of 46. Tract 2 includes 80.33 acres with 73.72 FSA cropland acres, carrying a CSR2 value of 41.9. Tract 3 consists of 41.73 acres with 36.09 FSA cropland acres and a CSR2 value of 42. The farmland will be offered as three individual tracts via the "Buyer's Choice" auction method through a live, in-person auction and a virtual, live online auction option. With the "Buyers Choice" auction method the high bidder can take, in any order, one, two, or all tracts for their high bid. "Buyer's Choice" auctioning will continue until all three tracts have been purchased and removed from the auction. The tracts will not be offered in their entirety or any combination after the auction.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Corydon
    County
    Wayne
    State
    Iowa
    Longitude
    -93.3285
    Latitude
    40.7685

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    FAQs

    What type of property is this?
    Farm - 183.36 acres of tillable farmland offered in three tracts.
    Where is this farm located?
    The property is located at County Road S40 Corydon, 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: 183.36 acres m/l of highly productive Wayne County, Iowa farmland offered in three tracts.; Offered via Buyer's Choice auction, allowing the high bidder to select one, two, or all three tracts.; Three individual tracts available near Corydon, Iowa.
    (515) 979-3498
    We can help!
    Listing Contact
    Daran Becker
    Real Estate License ID: IA S60473000
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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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