IL-549004
972 County Road 263
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $758,633 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-299691 Dirt · Power at road | 671.5 | Jul 27, 2026 | $2,660,900 | 3,962 | 4,563 | 3.8 mi | 83 |
| IL-349873 Gravel · Off grid | 766.2 | Jul 27, 2026 | $2,986,800 | 3,898 | 4,729 | 6.2 mi | 79 |
| IL-257856 Gravel · Full utilities | 177.7 | Feb 13, 2026 | $1,270,800 | 7,150 | 4,006 | 1.0 mi | 79 |
| IL-619138 Gravel · Off grid | 449.9 | Aug 21, 2024 | $2,276,400 | 5,060 | 5,644 | 4.4 mi | 77 |
| IL-269295 Landlocked · Off grid | 504.1 | Apr 7, 2025 | $1,411,800 | 2,801 | 4,638 | 5.7 mi | 75 |
| IL-229877 Gravel · Off grid | 768.4 | May 1, 2025 | $2,425,400 | 3,156 | 4,032 | 2.8 mi | 72 |
| IL-489273 Gravel · Power at road | 496.1 | Jul 20, 2024 | $2,399,200 | 4,836 | 4,738 | 6.6 mi | 72 |
| IL-297965 Landlocked · Full utilities | 192.3 | Aug 9, 2025 | $936,200 | 4,868 | 4,185 | 8.0 mi | 69 |
| IL-847858 Dirt · Power at road | 178.0 | Nov 3, 2023 | $793,500 | 4,458 | 3,877 | 3.0 mi | 60 |
| IL-327508 Paved · Power at road | 138.1 | Mar 15, 2024 | $766,900 | 5,553 | 3,243 | 3.8 mi | 58 |
Show adjustment detail for the top comp
- Tract size (671.53 ac → 408.25 ac)+16.2%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.