IL-635958
6609 County Road 228
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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?
4 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.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $158,561 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-125439 Landlocked · Off grid | 30.9 | Jul 15, 2026 | $110,800 | 3,592 | 6,885 | 5.3 mi | 79 |
| IL-355254 Gravel · Off grid | 27.0 | Jul 7, 2026 | $190,600 | 7,062 | 9,022 | 4.9 mi | 77 |
| IL-935020 Dirt · Off grid | 22.8 | Jun 10, 2026 | $131,600 | 5,776 | 8,398 | 2.0 mi | 76 |
| IL-555035 Gravel · Full utilities | 23.0 | Jul 27, 2026 | $184,000 | 7,991 | 6,934 | 6.0 mi | 74 |
| IL-167041 Gravel · Off grid | 98.5 | Dec 26, 2024 | $453,300 | 4,603 | 8,115 | 3.9 mi | 68 |
| IL-966774 Paved · Off grid | 81.2 | Dec 28, 2023 | $422,600 | 5,207 | 7,719 | 3.7 mi | 66 |
| IL-947308 Gravel · Power at road | 119.5 | Oct 12, 2025 | $764,300 | 6,396 | 9,747 | 6.8 mi | 65 |
| IL-674264 Paved · Off grid | 13.2 | Aug 1, 2025 | $119,100 | 9,045 | 9,309 | 6.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (30.86 ac → 44.94 ac)-6.4%
- Access (Landlocked → Paved)+73.5%
- Utilities (Off grid → Power at road)+17.6%
- 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.