IL-513520
3174 County Road 251
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Macoupin County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Macoupin 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.
386 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 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 $22,283 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-383507 Paved · Power at road | 7.6 | Jul 27, 2026 | $80,700 | 10,611 | 7,746 | 5.5 mi | 88 |
| IL-642970 Gravel · Power at road | 5.2 | Jul 22, 2026 | $55,700 | 10,797 | 9,107 | 6.2 mi | 84 |
| IL-463745 Landlocked · Power at road | 9.0 | Jul 27, 2026 | $39,200 | 4,336 | 5,559 | 6.2 mi | 84 |
| IL-433178 Dirt · Off grid | 6.0 | May 22, 2025 | $46,400 | 7,728 | 9,424 | 1.5 mi | 78 |
| IL-802696 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $29,500 | 6,972 | 8,569 | 4.6 mi | 78 |
| IL-935020 Dirt · Off grid | 22.8 | Jun 10, 2026 | $131,600 | 5,776 | 7,627 | 3.4 mi | 77 |
| IL-533144 Landlocked · Full utilities | 5.8 | Jan 6, 2026 | $37,100 | 6,340 | 6,633 | 4.2 mi | 76 |
| IL-103865 Paved · Off grid | 9.9 | Jan 10, 2026 | $46,500 | 4,709 | 4,214 | 9.6 mi | 74 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 9,443 | 10.3 mi | 74 |
| IL-434170 Dirt · Power at road | 12.3 | Jun 24, 2024 | $84,200 | 6,843 | 7,740 | 6.7 mi | 73 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
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.