Henry County, IL · Sold

IL-277058

9807 County Road 81

$981,200

$9,842/ac · 99.70 ac

Offer report Market this tract

Acreage99.70 ac

Price per acre$9,842/ac

ZoningMixed Use

Road accessGravel

UtilitiesFull utilities

TopographyMixed

ListedDec 1, 2024

Coordinates41.3508, -90.1930

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County GIS boundary

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County market

Henry County, Illinois. Class A row-crop ground; farmland yields anchor pricing.

View Henry market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,277 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area82.88 of 99.70 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,110,913

$940,922 – $1,280,903 · $11,143/ac on 99.70 ac

Asking vs estimate

-11.7%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $981,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$634,807

$6,367/ac · +30.0% target margin

You need $346,393 off asking to hit this margin.

All-in cost$688,766

Net resale$1,022,040

Projected profit$333,274

ROI+48.4%

Annualized+69.2%

Break-even resale$7,509/ac

Profit if resale lands off target

-20%

$128,866

-10%

$231,070

$333,274

+10%

$435,478

+20%

$537,682

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-716908 Landlocked · Power at road	89.4	Nov 19, 2025	$564,400	6,311	11,370	3.6 mi	79
IL-496427 Gravel · Off grid	63.1	Mar 6, 2026	$613,900	9,726	12,790	3.0 mi	78
IL-425693 Dirt · Power at road	37.1	Jul 27, 2026	$299,200	8,067	9,288	1.3 mi	78
IL-316529 Gravel · Off grid	68.0	Jul 18, 2025	$547,400	8,054	11,046	0.9 mi	77
IL-875879 Gravel · Off grid	42.4	Jul 27, 2026	$317,800	7,489	8,941	5.4 mi	75
IL-656826 Dirt · Full utilities	84.3	Apr 13, 2024	$823,700	9,774	11,987	5.6 mi	72
IL-635624 Paved · Full utilities	35.3	Jul 27, 2026	$498,700	14,135	9,638	9.5 mi	70
IL-598157 Gravel · Full utilities	221.0	Mar 7, 2025	$2,456,900	11,116	14,563	4.7 mi	68
IL-556244 Dirt · Power at road	55.3	Apr 17, 2025	$405,900	7,343	9,618	4.7 mi	67
IL-756433 Dirt · Full utilities	63.4	Aug 23, 2024	$694,600	10,956	12,423	8.7 mi	66

Show adjustment detail for the top comp

Tract size (89.43 ac → 99.7 ac)-2.6%
Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Full utilities)+22.0%
Market time (9 mo)+3.1%

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.

Build the listing kit Post a deal or JV