IL-355254
8020 County Road 33
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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.
1,185 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $104,222 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 | 5,414 | 8.4 mi | 88 |
| IL-935020 Dirt · Off grid | 22.8 | Jun 10, 2026 | $131,600 | 5,776 | 6,603 | 4.4 mi | 84 |
| IL-555035 Gravel · Full utilities | 23.0 | Jul 27, 2026 | $184,000 | 7,991 | 5,452 | 10.3 mi | 83 |
| IL-635958 Paved · Power at road | 44.9 | Apr 21, 2026 | $341,000 | 7,587 | 6,045 | 4.9 mi | 75 |
| IL-463745 Landlocked · Power at road | 9.0 | Jul 27, 2026 | $39,200 | 4,336 | 4,813 | 7.0 mi | 69 |
| IL-674264 Paved · Off grid | 13.2 | Aug 1, 2025 | $119,100 | 9,045 | 7,320 | 4.1 mi | 69 |
| IL-103865 Paved · Off grid | 9.9 | Jan 10, 2026 | $46,500 | 4,709 | 3,649 | 8.8 mi | 66 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 8,176 | 9.0 mi | 65 |
| IL-966774 Paved · Off grid | 81.2 | Dec 28, 2023 | $422,600 | 5,207 | 6,070 | 3.8 mi | 63 |
| IL-434170 Dirt · Power at road | 12.3 | Jun 24, 2024 | $84,200 | 6,843 | 6,702 | 9.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (30.86 ac → 26.99 ac)+2.1%
- Access (Landlocked → Gravel)+47.1%
- 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.