IL-480264
3812 County Road 12
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Adams County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Adams market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $553 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-240562 Paved · Full utilities | 0.9 | Apr 6, 2026 | $17,400 | 19,305 | 19,631 | 5.1 mi | 89 |
| IL-760410 Dirt · Full utilities | 0.8 | Aug 21, 2024 | $10,900 | 13,417 | 19,961 | 11.8 mi | 71 |
| IL-901330 Dirt · Off grid | 1.6 | Aug 16, 2025 | $13,100 | 8,370 | 17,323 | 4.8 mi | 66 |
| IL-541341 Dirt · Power at road | 1.6 | May 8, 2025 | $13,600 | 8,568 | 15,242 | 7.3 mi | 63 |
| IL-481992 Paved · Off grid | 2.5 | Mar 17, 2024 | $29,800 | 11,735 | 18,895 | 11.0 mi | 55 |
Show adjustment detail for the top comp
- Market time (4 mo)+1.5%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.