IL-652709
6384 County Road 184
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Kankakee County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Kankakee market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 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 $9,451 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-502125 Paved · Off grid | 2.8 | Feb 19, 2026 | $32,000 | 11,442 | 6,635 | 3.7 mi | 82 |
| IL-342400 Dirt · Off grid | 3.4 | Jan 29, 2026 | $41,000 | 12,010 | 9,634 | 7.2 mi | 78 |
| IL-363476 Gravel · Full utilities | 7.4 | Jul 27, 2026 | $140,900 | 18,938 | 9,250 | 4.8 mi | 77 |
| IL-872919 Gravel · Off grid | 5.0 | Oct 7, 2025 | $51,300 | 10,317 | 7,315 | 9.5 mi | 76 |
| IL-832793 Gravel · Off grid | 4.5 | Jan 6, 2024 | $46,300 | 10,189 | 7,707 | 2.0 mi | 75 |
| IL-572531 Dirt · Full utilities | 3.8 | Aug 22, 2024 | $60,900 | 16,237 | 9,642 | 8.2 mi | 70 |
| IL-453584 Paved · Power at road | 8.1 | Jul 25, 2025 | $105,900 | 13,152 | 6,958 | 9.0 mi | 69 |
| IL-484249 Gravel · Full utilities | 13.0 | Jul 27, 2026 | $165,300 | 12,689 | 6,480 | 5.7 mi | 69 |
| IL-583562 Gravel · Power at road | 7.9 | Aug 4, 2025 | $99,700 | 12,587 | 7,840 | 2.9 mi | 69 |
| IL-173484 Landlocked · Power at road | 7.5 | Jun 9, 2025 | $81,500 | 10,885 | 9,996 | 10.0 mi | 67 |
Show adjustment detail for the top comp
- Tract size (2.8 ac → 4.27 ac)-1.4%
- Access (Paved → Landlocked)-42.4%
- Market time (6 mo)+2.0%
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.