IL-209134
2427 County Road 294
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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?
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.
4,797 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 5 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 $435,263 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-408545 Paved · Power at road | 292.8 | Jul 27, 2026 | $1,129,300 | 3,857 | 2,111 | 10.8 mi | 79 |
| IL-289133 Paved · Power at road | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 1,972 | 1.1 mi | 77 |
| IL-389456 Paved · Power at road | 566.4 | Aug 8, 2025 | $2,842,300 | 5,018 | 3,478 | 5.8 mi | 73 |
| IL-636490 Dirt · Off grid | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 3,233 | 4.9 mi | 69 |
| IL-548613 Gravel · Power at road | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 3,574 | 4.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (292.76 ac → 448.56 ac)-11.8%
- Access (Paved → Dirt)-27.1%
- 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.