IL-289133
7478 County Road 286
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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?
3 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.
3,762 ft of deeded road frontage.
Power at or near the road.
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 $313,197 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-209134 Dirt · Off grid | 448.6 | Feb 26, 2026 | $1,023,900 | 2,283 | 3,758 | 1.1 mi | 86 |
| IL-408545 Paved · Power at road | 292.8 | Jul 27, 2026 | $1,129,300 | 3,857 | 3,409 | 10.1 mi | 80 |
| IL-389456 Paved · Power at road | 566.4 | Aug 8, 2025 | $2,842,300 | 5,018 | 5,616 | 5.5 mi | 78 |
| IL-548613 Gravel · Power at road | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 5,771 | 4.7 mi | 69 |
| IL-636490 Dirt · Off grid | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 5,220 | 5.9 mi | 63 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
- 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.