IL-413650
8654 County Road 386
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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?
3 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.
564 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 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 $31,167 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-753766 Paved · Off grid | 9.2 | Aug 18, 2025 | $64,800 | 7,057 | 10,615 | 4.8 mi | 80 |
| IL-702989 Gravel · Power at road | 5.2 | Jul 27, 2026 | $45,400 | 8,688 | 12,190 | 7.1 mi | 76 |
| IL-392670 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $16,200 | 3,911 | 7,989 | 5.4 mi | 75 |
| IL-392200 Paved · Off grid | 3.0 | Feb 14, 2026 | $26,200 | 8,889 | 12,399 | 5.2 mi | 73 |
| IL-923866 Gravel · Power at road | 9.9 | Mar 7, 2024 | $76,000 | 7,695 | 12,358 | 2.1 mi | 72 |
| IL-144964 Dirt · Power at road | 21.9 | Jul 27, 2026 | $103,400 | 4,727 | 8,727 | 6.7 mi | 70 |
| IL-452273 Landlocked · Off grid | 3.1 | Aug 27, 2025 | $14,500 | 4,664 | 11,524 | 3.1 mi | 65 |
| IL-232028 Paved · Power at road | 2.6 | Nov 24, 2024 | $24,300 | 9,312 | 11,559 | 4.2 mi | 61 |
| IL-125137 Gravel · Power at road | 24.8 | Dec 27, 2024 | $165,000 | 6,655 | 11,467 | 5.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (9.18 ac → 8.44 ac)+0.6%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (12 mo)+4.2%
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.