Hancock County, IL · Sold

IL-435701

8204 County Road 90

$611,600

$16,397/ac · 37.30 ac

Offer report Market this tract

Acreage37.30 ac

Price per acre$16,397/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographyFlat

ListedMay 25, 2025

Coordinates40.4365, -91.0785

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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

View Hancock market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands38.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.1%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area21.97 of 37.30 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$374,097

$339,142 – $409,052 · $10,029/ac on 37.30 ac

Asking vs estimate

+63.5%

Priced above the comp set

Weighted from 7 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 $611,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$213,770

$5,731/ac · +30.0% target margin

You need $397,830 off asking to hit this margin.

All-in cost$231,940

Net resale$344,169

Projected profit$112,229

ROI+48.4%

Annualized+69.2%

Break-even resale$6,759/ac

Profit if resale lands off target

-20%

$43,395

-10%

$77,812

$112,229

+10%

$146,646

+20%

$181,063

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-396401 Gravel · Power at road	61.9	Jul 27, 2026	$399,100	6,443	8,705	9.7 mi	82
IL-706061 Dirt · Off grid	48.4	Jan 20, 2026	$290,400	5,998	10,762	3.4 mi	82
IL-885050 Paved · Full utilities	23.3	Jan 11, 2026	$322,900	13,871	11,180	2.4 mi	77
IL-824968 Landlocked · Full utilities	21.9	Jul 27, 2026	$145,000	6,609	8,965	10.1 mi	76
IL-336793 Dirt · Full utilities	82.3	Aug 15, 2025	$575,900	7,000	9,991	5.8 mi	68
IL-464680 Dirt · Off grid	17.8	Mar 18, 2025	$123,800	6,957	11,024	8.3 mi	67
IL-774260 Dirt · Off grid	13.1	Feb 12, 2025	$82,300	6,271	9,651	3.2 mi	62

Show adjustment detail for the top comp

Tract size (61.94 ac → 37.3 ac)+10.5%
Utilities (Power at road → Full utilities)+22.0%

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