IL-968491
8187 County Road 399
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Henry County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Henry 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 7 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 $732,168 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-598157 Gravel · Full utilities | 221.0 | Mar 7, 2025 | $2,456,900 | 11,116 | 6,132 | 2.4 mi | 78 |
| IL-139336 Dirt · Off grid | 519.3 | Jan 19, 2026 | $1,344,200 | 2,589 | 2,957 | 6.7 mi | 74 |
| IL-609924 Dirt · Full utilities | 795.0 | Jul 27, 2026 | $3,452,800 | 4,343 | 3,853 | 0.9 mi | 73 |
| IL-716908 Landlocked · Power at road | 89.4 | Nov 19, 2025 | $564,400 | 6,311 | 4,788 | 7.8 mi | 67 |
| IL-277058 Gravel · Full utilities | 99.7 | Jan 12, 2026 | $891,900 | 8,946 | 3,860 | 6.6 mi | 65 |
| IL-909611 Dirt · Off grid | 633.7 | Jan 3, 2025 | $2,640,700 | 4,167 | 5,273 | 7.1 mi | 61 |
| IL-656826 Dirt · Full utilities | 84.3 | Apr 13, 2024 | $823,700 | 9,774 | 5,048 | 8.6 mi | 54 |
Show adjustment detail for the top comp
- Tract size (221.03 ac → 281.53 ac)-6.7%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (17 mo)+6.1%
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.