DeKalb County, IL · Sold

IL-317605

3835 County Road 267

$2,258,900

$15,244/ac · 148 ac

Offer report Market this tract

Acreage148 ac

Price per acre$15,244/ac

ZoningResidential

Road accessPaved

UtilitiesFull utilities

TopographyMixed

ListedMar 4, 2025

Coordinates41.9022, -88.8230

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County GIS boundary

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County market

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

View DeKalb market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands15.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,023 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area118.81 of 148.18 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,760,030

$1,380,945 – $2,139,115 · $11,878/ac on 148 ac

Asking vs estimate

+28.3%

Priced above the comp set

Weighted from 8 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 $2,258,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,005,731

$6,787/ac · +30.0% target margin

You need $1,253,169 off asking to hit this margin.

All-in cost$1,091,218

Net resale$1,619,227

Projected profit$528,009

ROI+48.4%

Annualized+69.2%

Break-even resale$8,004/ac

Profit if resale lands off target

-20%

$204,164

-10%

$366,087

$528,009

+10%

$689,932

+20%

$851,855

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-537807 Landlocked · Full utilities	171.5	Jul 27, 2026	$1,321,700	7,706	13,940	6.3 mi	89
IL-398267 Gravel · Full utilities	239.4	Jul 27, 2026	$1,620,900	6,772	9,141	4.8 mi	80
IL-368301 Gravel · Full utilities	245.3	May 10, 2026	$1,587,200	6,469	8,873	4.8 mi	77
IL-358820 Dirt · Off grid	357.3	Jul 27, 2026	$1,167,800	3,268	8,270	2.0 mi	75
IL-918576 Gravel · Full utilities	299.4	Apr 16, 2026	$2,891,100	9,656	14,064	5.0 mi	74
IL-156928 Paved · Off grid	90.7	Oct 31, 2024	$969,900	10,689	14,564	4.8 mi	69
IL-958318 Dirt · Off grid	248.4	Feb 12, 2025	$1,459,400	5,876	14,191	4.8 mi	67
IL-556217 Gravel · Off grid	54.2	Dec 21, 2024	$474,000	8,745	12,460	2.4 mi	62

Show adjustment detail for the top comp

Tract size (171.53 ac → 148.18 ac)+4.0%
Access (Landlocked → Paved)+73.5%

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