IL-452273
2438 County Road 256
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Cook County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Cook market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
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 9 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 $7,124 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-392200 Paved · Off grid | 3.0 | Feb 14, 2026 | $26,200 | 8,889 | 5,222 | 2.1 mi | 85 |
| IL-392670 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $16,200 | 3,911 | 3,364 | 5.1 mi | 83 |
| IL-801709 Dirt · Power at road | 2.1 | Jul 27, 2026 | $10,000 | 4,852 | 3,235 | 3.0 mi | 80 |
| IL-232028 Paved · Power at road | 2.6 | Nov 24, 2024 | $24,300 | 9,312 | 4,868 | 1.9 mi | 78 |
| IL-702989 Gravel · Power at road | 5.2 | Jul 27, 2026 | $45,400 | 8,688 | 5,134 | 5.7 mi | 76 |
| IL-251614 Gravel · Off grid | 1.9 | Aug 23, 2024 | $8,400 | 4,337 | 3,158 | 5.2 mi | 67 |
| IL-413650 Paved · Full utilities | 8.4 | Jul 22, 2025 | $83,200 | 9,853 | 4,336 | 3.1 mi | 64 |
| IL-753766 Paved · Off grid | 9.2 | Aug 18, 2025 | $64,800 | 7,057 | 4,471 | 7.6 mi | 63 |
| IL-923866 Gravel · Power at road | 9.9 | Mar 7, 2024 | $76,000 | 7,695 | 5,205 | 2.0 mi | 59 |
Show adjustment detail for the top comp
- Access (Paved → Landlocked)-42.4%
- Market time (6 mo)+2.1%
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.