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    Hunting and Recreational Farm Land Title is generated by Realmo AI

    185th Avenue, Thurman, IA 51654

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    For Sale
    $1,195,000

    LAND - Other - Thurman, IA

    Lot size:
    173.40 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 9:06 am

    Property Features for 185th Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    280281226000000
    Lot size
    173.40 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    173.4+/- acres located in Section 13,19, & 24, T69N, R42, 43W.
    Tax Annual Amount
    1688

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kyle Karcher

    Listing agent Kyle Karcher License #2023025801

    Listing office Whitetail Properties Real Estate, LLC 121 S Madison St; Box 251, Pittsfield, IA

    Listing date Jun 3, 2026

    MLS# 6339025 Listing URL

    Copyright © 2026 NoCoast MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 44.26+/- tillable acres with an average CSR2 rating of 72.3 for annual income potential
    • Horse Creek frontage and diverse habitat including rolling hills, hardwood ridges, and natural edge areas
    • Multiple gated entrances plus a well‑maintained internal trail system for access throughout the farm
    • 200‑yard shooting bench and an established camping area with a converted bus cabin
    • Scenic building sites with electricity available along the south and east boundaries
    • Electricity available along south and east boundaries; known wildlife habitat with whitetail deer and turkey

    Overview

    This Loess Hills farm in Southwest Iowa combines productive acres with established recreation infrastructure. The property features rolling hills with hardwood ridges, crop ground, and natural edge habitat. Horse Creek frontage adds a natural water element to the mix. Access is supported by multiple gated entrances and a well-maintained internal trail system that allows convenient movement across the tract. Existing recreation improvements include a 200-yard shooting bench and an established camping area with a converted bus cabin. The land also includes timber resources and several scenic building sites, with electricity available along the south and east boundaries.

    The property is located in and around Thurman in Fremont County, offering proximity to the Omaha/Council Bluffs metro, described as less than 45 miles away. The landscape is characterized by Loess Hills terrain, with a mix of open ground and wooded areas that supports wildlife-oriented recreation.

    For prospective buyers, this is a versatile tract suited to owners looking to manage land for both recreation and agricultural use. The farm includes 44.26+/- tillable acres with an average CSR2 rating of 72.3. With the existing trail network, hunting-related amenities, and building areas served by electricity at the boundaries, the property supports multiple lifestyle and use scenarios, with showings available by appointment only.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Thurman
    County
    Fremont
    State
    Iowa
    Longitude
    -95.7754
    Latitude
    40.8429

    FAQs

    What type of property is this?
    Farm - Loess Hills farm with tillable ground, Horse Creek frontage, and established trails, camping, and hunting amenities.
    Where is this farm located?
    The property is located at 185th Avenue Thurman, IA.
    What is the asking price?
    The asking price for this property is $1,195,000.
    What are key features of this property?
    This property features: 44.26+/- tillable acres with an average CSR2 rating of 72.3 for annual income potential; Horse Creek frontage and diverse habitat including rolling hills, hardwood ridges, and natural edge areas; Multiple gated entrances plus a well‑maintained internal trail system for access throughout the farm
    (712) 308-2444
    We can help!
    Listing Contact
    Kyle Karcher
    Real Estate License ID: 2023025801
    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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