IL-177858
6091 County Road 105
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,842 ft of deeded road frontage.
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 6 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 $369,432 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 | 2,554 | 8.4 mi | 72 |
| IL-157204 Dirt · Power at road | 110.8 | May 1, 2025 | $528,500 | 4,769 | 4,386 | 5.0 mi | 68 |
| IL-858738 Dirt · Power at road | 336.7 | May 9, 2024 | $1,411,700 | 4,193 | 5,442 | 9.9 mi | 64 |
| IL-159389 Dirt · Off grid | 539.6 | Jun 10, 2025 | $1,575,600 | 2,920 | 4,920 | 4.5 mi | 64 |
| IL-716411 Dirt · Full utilities | 62.4 | Sep 5, 2025 | $419,400 | 6,723 | 4,367 | 11.2 mi | 60 |
| IL-528986 Dirt · Power at road | 403.0 | Feb 8, 2025 | $1,533,800 | 3,806 | 5,060 | 12.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (573.43 ac → 177.98 ac)+40.6%
- 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.