Bureau County, IL · Sold

IL-418358

7358 County Road 156

$838,900

$3,281/ac · 256 ac

Offer report Market this tract

Acreage256 ac

Price per acre$3,281/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedOct 15, 2025

Coordinates41.3397, -89.4298

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Bureau County, Illinois. Class A row-crop ground; farmland yields anchor pricing.

View Bureau market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,237 ft of deeded road frontage.

Power7,852 ft away

A long utility run — price in solar/off-grid instead.

Buildable area237.79 of 255.67 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,058,864

$792,578 – $1,325,151 · $4,142/ac on 256 ac

Asking vs estimate

-20.8%

Priced below the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $838,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$605,065

$2,367/ac · +30.0% target margin

You need $233,835 off asking to hit this margin.

All-in cost$656,496

Net resale$974,155

Projected profit$317,660

ROI+48.4%

Annualized+69.2%

Break-even resale$2,791/ac

Profit if resale lands off target

-20%

$122,829

-10%

$220,244

$317,660

+10%

$415,075

+20%

$512,491

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-998586 Dirt · Full utilities	301.6	Apr 11, 2026	$997,500	3,307	2,851	11.0 mi	77
IL-747740 Paved · Off grid	163.4	Jul 27, 2026	$958,600	5,867	4,398	14.6 mi	75
IL-598661 Dirt · Off grid	318.4	Feb 28, 2025	$1,304,700	4,097	5,388	9.3 mi	71
IL-517349 Landlocked · Power at road	123.1	Jul 27, 2026	$308,100	2,503	2,568	10.1 mi	71
IL-457417 Gravel · Power at road	129.3	Jul 7, 2024	$881,700	6,819	5,234	6.0 mi	69
IL-996678 Dirt · Off grid	75.7	Feb 5, 2026	$341,400	4,509	3,898	5.8 mi	66
IL-707308 Dirt · Off grid	119.5	Apr 24, 2025	$577,900	4,836	4,823	8.3 mi	64

Show adjustment detail for the top comp

Tract size (301.59 ac → 255.67 ac)+4.9%
Access (Dirt → Gravel)+16.3%
Utilities (Full utilities → Off grid)-30.3%
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.

Build the listing kit Post a deal or JV