IL-815233
3863 County Road 264
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $66,182 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-935094 Landlocked · Full utilities | 24.0 | Sep 20, 2023 | $121,800 | 5,069 | 4,594 | 3.7 mi | 73 |
| IL-694548 Paved · Power at road | 16.2 | Jun 14, 2025 | $197,200 | 12,187 | 6,905 | 7.5 mi | 69 |
| IL-936908 Landlocked · Off grid | 89.4 | Jul 27, 2026 | $424,500 | 4,746 | 7,108 | 9.5 mi | 69 |
| IL-653604 Paved · Off grid | 8.2 | Oct 24, 2024 | $69,700 | 8,534 | 5,489 | 0.4 mi | 61 |
| IL-227886 Gravel · Power at road | 181.6 | Feb 26, 2026 | $898,200 | 4,945 | 5,230 | 8.7 mi | 60 |
| IL-752449 Paved · Power at road | 3.5 | May 27, 2025 | $35,500 | 10,033 | 5,141 | 6.5 mi | 56 |
| IL-562393 Dirt · Off grid | 3.4 | Apr 8, 2025 | $22,300 | 6,554 | 5,443 | 9.9 mi | 55 |
Show adjustment detail for the top comp
- Tract size (24.03 ac → 26.58 ac)-1.5%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (35 mo)+12.2%
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.