IL-269295
8042 County Road 218
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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?
5 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.
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 $839,257 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-549004 Gravel · Off grid | 408.3 | Jul 27, 2026 | $1,751,400 | 4,290 | 2,744 | 5.7 mi | 84 |
| IL-349873 Gravel · Off grid | 766.2 | Jul 27, 2026 | $2,986,800 | 3,898 | 3,019 | 7.1 mi | 84 |
| IL-299691 Dirt · Power at road | 671.5 | Jul 27, 2026 | $2,660,900 | 3,962 | 2,912 | 9.5 mi | 78 |
| IL-619138 Gravel · Off grid | 449.9 | Aug 21, 2024 | $2,276,400 | 5,060 | 3,602 | 7.7 mi | 77 |
| IL-489273 Gravel · Power at road | 496.1 | Jul 20, 2024 | $2,399,200 | 4,836 | 3,024 | 9.4 mi | 71 |
| IL-229877 Gravel · Off grid | 768.4 | May 1, 2025 | $2,425,400 | 3,156 | 2,574 | 8.1 mi | 69 |
| IL-297965 Landlocked · Full utilities | 192.3 | Aug 9, 2025 | $936,200 | 4,868 | 2,672 | 4.2 mi | 68 |
| IL-257856 Gravel · Full utilities | 177.7 | Feb 13, 2026 | $1,270,800 | 7,150 | 2,557 | 4.9 mi | 67 |
| IL-847858 Dirt · Power at road | 178.0 | Nov 3, 2023 | $793,500 | 4,458 | 2,475 | 4.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (408.25 ac → 504.05 ac)-6.1%
- Access (Gravel → Landlocked)-32.0%
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.