IL-297965
4594 County Road 191
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Hancock County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Hancock market data →Step 1 · Is this a deal?
4 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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $469,633 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-257856 Gravel · Full utilities | 177.7 | Feb 13, 2026 | $1,270,800 | 7,150 | 4,858 | 7.0 mi | 86 |
| IL-549004 Gravel · Off grid | 408.3 | Jul 27, 2026 | $1,751,400 | 4,290 | 5,214 | 8.0 mi | 77 |
| IL-396401 Gravel · Power at road | 61.9 | Jul 27, 2026 | $399,100 | 6,443 | 4,038 | 2.4 mi | 71 |
| IL-299691 Dirt · Power at road | 671.5 | Jul 27, 2026 | $2,660,900 | 3,962 | 5,533 | 11.4 mi | 69 |
| IL-847858 Dirt · Power at road | 178.0 | Nov 3, 2023 | $793,500 | 4,458 | 4,702 | 7.6 mi | 69 |
| IL-336793 Dirt · Full utilities | 82.3 | Aug 15, 2025 | $575,900 | 7,000 | 4,635 | 6.7 mi | 66 |
| IL-269295 Landlocked · Off grid | 504.1 | Apr 7, 2025 | $1,411,800 | 2,801 | 5,625 | 4.2 mi | 66 |
| IL-327508 Paved · Power at road | 138.1 | Mar 15, 2024 | $766,900 | 5,553 | 3,933 | 11.4 mi | 63 |
| IL-619138 Gravel · Off grid | 449.9 | Aug 21, 2024 | $2,276,400 | 5,060 | 6,844 | 7.6 mi | 59 |
| IL-489273 Gravel · Power at road | 496.1 | Jul 20, 2024 | $2,399,200 | 4,836 | 5,746 | 8.4 mi | 58 |
Show adjustment detail for the top comp
- Tract size (177.73 ac → 192.33 ac)-2.2%
- Access (Gravel → Landlocked)-32.0%
- 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.