IL-327508
2212 County Road 266
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $217,498 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 | 7,556 | 4.7 mi | 77 |
| IL-336793 Dirt · Full utilities | 82.3 | Aug 15, 2025 | $575,900 | 7,000 | 7,209 | 4.7 mi | 74 |
| IL-847858 Dirt · Power at road | 178.0 | Nov 3, 2023 | $793,500 | 4,458 | 7,314 | 6.4 mi | 73 |
| IL-549004 Gravel · Off grid | 408.3 | Jul 27, 2026 | $1,751,400 | 4,290 | 8,110 | 3.8 mi | 72 |
| IL-396401 Gravel · Power at road | 61.9 | Jul 27, 2026 | $399,100 | 6,443 | 6,281 | 13.5 mi | 70 |
| IL-297965 Landlocked · Full utilities | 192.3 | Aug 9, 2025 | $936,200 | 4,868 | 7,895 | 11.4 mi | 69 |
| IL-706061 Dirt · Off grid | 48.4 | Jan 20, 2026 | $290,400 | 5,998 | 7,766 | 4.2 mi | 67 |
| IL-619138 Gravel · Off grid | 449.9 | Aug 21, 2024 | $2,276,400 | 5,060 | 10,646 | 5.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (177.73 ac → 138.12 ac)+7.0%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
- 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.