IL-190980
8272 County Road 210
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Livingston County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Livingston market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $3,220 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-362122 Gravel · Off grid | 2.8 | Jul 15, 2026 | $21,300 | 7,652 | 6,709 | 6.3 mi | 74 |
| IL-200427 Gravel · Off grid | 0.8 | Aug 30, 2024 | $4,200 | 5,133 | 4,758 | 1.4 mi | 71 |
| IL-210062 Landlocked · Off grid | 0.6 | Jan 21, 2025 | $3,800 | 6,032 | 8,080 | 9.1 mi | 64 |
| IL-303736 Gravel · Off grid | 9.0 | Jul 27, 2026 | $77,300 | 8,595 | 7,954 | 7.6 mi | 64 |
| IL-883921 Landlocked · Full utilities | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 5,780 | 5.0 mi | 63 |
| IL-673447 Gravel · Off grid | 7.3 | Oct 24, 2025 | $63,100 | 8,655 | 8,146 | 2.3 mi | 62 |
Show adjustment detail for the top comp
- Tract size (2.79 ac → 1.22 ac)+1.6%
- Access (Gravel → Dirt)-14.0%
- Market time (1 mo)+0.4%
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.