IL-533144
8226 County Road 207
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 $11,977 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-642970 Gravel · Power at road | 5.2 | Jul 22, 2026 | $55,700 | 10,797 | 8,927 | 2.0 mi | 86 |
| IL-802696 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $29,500 | 6,972 | 8,399 | 2.9 mi | 84 |
| IL-383507 Paved · Power at road | 7.6 | Jul 27, 2026 | $80,700 | 10,611 | 7,592 | 2.0 mi | 83 |
| IL-463745 Landlocked · Power at road | 9.0 | Jul 27, 2026 | $39,200 | 4,336 | 5,448 | 2.3 mi | 83 |
| IL-513520 Dirt · Power at road | 7.7 | Jul 26, 2026 | $59,800 | 7,782 | 7,645 | 4.2 mi | 81 |
| IL-433178 Dirt · Off grid | 6.0 | May 22, 2025 | $46,400 | 7,728 | 9,237 | 5.6 mi | 76 |
| IL-691620 Gravel · Off grid | 1.9 | May 5, 2026 | $15,000 | 7,751 | 7,376 | 0.5 mi | 76 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 9,255 | 6.9 mi | 72 |
| IL-103865 Paved · Off grid | 9.9 | Jan 10, 2026 | $46,500 | 4,709 | 4,131 | 6.0 mi | 72 |
| IL-892643 Gravel · Full utilities | 4.1 | Aug 27, 2024 | $55,600 | 13,664 | 9,897 | 3.8 mi | 70 |
Show adjustment detail for the top comp
- Tract size (5.16 ac → 5.85 ac)-0.6%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Full utilities)+22.0%
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.