IL-585271
9580 County Road 177
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Bureau County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Bureau market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,298 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $69,125 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-105658 Paved · Off grid | 36.2 | Jul 30, 2025 | $201,900 | 5,584 | 7,180 | 4.1 mi | 76 |
| IL-996678 Dirt · Off grid | 75.7 | Feb 5, 2026 | $341,400 | 4,509 | 9,049 | 3.0 mi | 72 |
| IL-795809 Landlocked · Power at road | 40.3 | Sep 8, 2025 | $203,600 | 5,048 | 9,720 | 7.5 mi | 72 |
| IL-775725 Gravel · Power at road | 38.0 | Aug 9, 2024 | $258,100 | 6,799 | 9,190 | 3.0 mi | 72 |
| IL-855008 Gravel · Off grid | 22.6 | Jul 21, 2024 | $206,700 | 9,152 | 13,433 | 5.7 mi | 70 |
| IL-576127 Gravel · Off grid | 50.8 | Nov 24, 2025 | $411,900 | 8,109 | 12,947 | 8.1 mi | 68 |
| IL-966424 Dirt · Power at road | 63.0 | Nov 8, 2024 | $255,000 | 4,049 | 6,967 | 3.3 mi | 65 |
| IL-194011 Gravel · Power at road | 11.0 | Dec 20, 2023 | $106,800 | 9,737 | 11,470 | 3.9 mi | 65 |
| IL-445859 Gravel · Off grid | 41.8 | Jun 5, 2024 | $222,700 | 5,324 | 8,677 | 6.9 mi | 65 |
| IL-996513 Gravel · Off grid | 67.2 | Jun 6, 2024 | $287,700 | 4,282 | 7,687 | 6.2 mi | 63 |
Show adjustment detail for the top comp
- Tract size (36.16 ac → 27.32 ac)+4.7%
- Utilities (Off grid → Power at road)+17.6%
- Market time (13 mo)+4.4%
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.