IL-787831
3968 County Road 116
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Champaign County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Champaign market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $459,367 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-228339 Gravel · Full utilities | 252.2 | Jul 27, 2026 | $933,000 | 3,700 | 2,863 | 8.3 mi | 80 |
| IL-318687 Landlocked · Power at road | 324.5 | Jul 27, 2026 | $714,000 | 2,201 | 3,287 | 3.0 mi | 77 |
| IL-318890 Dirt · Power at road | 375.9 | Jul 27, 2026 | $973,000 | 2,588 | 3,193 | 1.0 mi | 76 |
| IL-486688 Gravel · Off grid | 76.3 | Dec 1, 2024 | $256,700 | 3,366 | 2,925 | 2.1 mi | 69 |
| IL-608765 Dirt · Off grid | 343.4 | May 7, 2025 | $595,400 | 1,734 | 2,576 | 5.8 mi | 67 |
| IL-358820 Dirt · Off grid | 357.3 | May 30, 2025 | $943,900 | 2,642 | 3,960 | 8.9 mi | 66 |
| IL-529397 Dirt · Power at road | 542.7 | Jan 10, 2024 | $1,763,300 | 3,249 | 4,952 | 2.6 mi | 63 |
| IL-879116 Dirt · Full utilities | 442.8 | Jun 8, 2024 | $1,150,600 | 2,599 | 3,006 | 7.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (252.18 ac → 174.54 ac)+10.8%
- Utilities (Full utilities → Off grid)-30.3%
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.