IL-802696
2981 County Road 206
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
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 $11,609 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 | 7,426 | 4.2 mi | 85 |
| IL-383507 Paved · Power at road | 7.6 | Jul 27, 2026 | $80,700 | 10,611 | 6,316 | 4.8 mi | 83 |
| IL-463745 Landlocked · Power at road | 9.0 | Jul 27, 2026 | $39,200 | 4,336 | 4,532 | 2.8 mi | 80 |
| IL-533144 Landlocked · Full utilities | 5.8 | Jan 6, 2026 | $37,100 | 6,340 | 5,408 | 2.9 mi | 79 |
| IL-513520 Dirt · Power at road | 7.7 | Jul 26, 2026 | $59,800 | 7,782 | 6,360 | 4.6 mi | 78 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 7,699 | 5.7 mi | 76 |
| IL-892643 Gravel · Full utilities | 4.1 | Aug 27, 2024 | $55,600 | 13,664 | 8,233 | 4.8 mi | 73 |
| IL-112096 Paved · Off grid | 2.7 | Dec 3, 2024 | $25,100 | 9,150 | 6,552 | 2.8 mi | 73 |
| IL-691620 Gravel · Off grid | 1.9 | May 5, 2026 | $15,000 | 7,751 | 6,136 | 2.9 mi | 73 |
| IL-231037 Dirt · Off grid | 1.3 | Jul 27, 2026 | $12,700 | 9,970 | 9,029 | 1.8 mi | 71 |
Show adjustment detail for the top comp
- Tract size (5.16 ac → 4.23 ac)+0.9%
- Access (Gravel → Landlocked)-32.0%
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.