IL-463745
6855 County Road 164
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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.
No legal access of record — resale is severely limited.
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 $6,809 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 | 6,056 | 3.3 mi | 86 |
| IL-103865 Paved · Off grid | 9.9 | Jan 10, 2026 | $46,500 | 4,709 | 3,295 | 3.7 mi | 85 |
| IL-513520 Dirt · Power at road | 7.7 | Jul 26, 2026 | $59,800 | 7,782 | 6,098 | 6.2 mi | 84 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 7,382 | 4.6 mi | 82 |
| IL-642970 Gravel · Power at road | 5.2 | Jul 22, 2026 | $55,700 | 10,797 | 7,120 | 2.0 mi | 80 |
| IL-802696 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $29,500 | 6,972 | 6,699 | 2.8 mi | 80 |
| IL-533144 Landlocked · Full utilities | 5.8 | Jan 6, 2026 | $37,100 | 6,340 | 5,185 | 2.3 mi | 78 |
| IL-555035 Gravel · Full utilities | 23.0 | Jul 27, 2026 | $184,000 | 7,991 | 4,923 | 3.9 mi | 78 |
| IL-935020 Dirt · Off grid | 22.8 | Jun 10, 2026 | $131,600 | 5,776 | 5,962 | 3.1 mi | 72 |
| IL-125439 Landlocked · Off grid | 30.9 | Jul 15, 2026 | $110,800 | 3,592 | 4,888 | 5.8 mi | 71 |
Show adjustment detail for the top comp
- Tract size (7.61 ac → 9.04 ac)-1.2%
- Access (Paved → Landlocked)-42.4%
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.