IL-780809
3234 County Road 164
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Iroquois County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Iroquois 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.
175 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $1,325 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-859473 Dirt · Power at road | 573.4 | Jul 27, 2026 | $1,051,300 | 1,833 | 4,035 | 1.3 mi | 62 |
| IL-505591 Dirt · Off grid | 34.5 | Jun 29, 2026 | $129,500 | 3,760 | 4,775 | 6.5 mi | 62 |
| IL-159389 Dirt · Off grid | 539.6 | Jun 10, 2025 | $1,575,600 | 2,920 | 7,773 | 2.9 mi | 58 |
| IL-774635 Landlocked · Power at road | 17.2 | Sep 8, 2025 | $91,400 | 5,307 | 6,778 | 0.2 mi | 57 |
| IL-716411 Dirt · Full utilities | 62.4 | Sep 5, 2025 | $419,400 | 6,723 | 6,900 | 4.3 mi | 54 |
| IL-705062 Gravel · Off grid | 23.5 | Jun 7, 2025 | $106,900 | 4,553 | 4,892 | 3.8 mi | 54 |
| IL-157204 Dirt · Power at road | 110.8 | May 1, 2025 | $528,500 | 4,769 | 6,930 | 6.5 mi | 50 |
| IL-844445 Landlocked · Power at road | 15.0 | Oct 1, 2024 | $66,900 | 4,456 | 5,818 | 5.0 mi | 49 |
| IL-528986 Dirt · Power at road | 403.0 | Feb 8, 2025 | $1,533,800 | 3,806 | 7,995 | 7.1 mi | 48 |
| IL-177858 Gravel · Off grid | 178.0 | Sep 20, 2024 | $803,100 | 4,512 | 7,699 | 7.4 mi | 46 |
Show adjustment detail for the top comp
- Tract size (573.43 ac → 1.08 ac)+158.3%
- 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.