IL-103865
4024 County Road 86
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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.
328 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 $5,913 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-463745 Landlocked · Power at road | 9.0 | Jul 27, 2026 | $39,200 | 4,336 | 6,367 | 3.7 mi | 90 |
| IL-383507 Paved · Power at road | 7.6 | Jul 27, 2026 | $80,700 | 10,611 | 8,872 | 6.7 mi | 83 |
| IL-924003 Landlocked · Power at road | 10.9 | Jan 12, 2026 | $77,400 | 7,097 | 10,816 | 1.1 mi | 82 |
| IL-513520 Dirt · Power at road | 7.7 | Jul 26, 2026 | $59,800 | 7,782 | 8,934 | 9.6 mi | 78 |
| IL-555035 Gravel · Full utilities | 23.0 | Jul 27, 2026 | $184,000 | 7,991 | 7,213 | 6.3 mi | 76 |
| IL-642970 Gravel · Power at road | 5.2 | Jul 22, 2026 | $55,700 | 10,797 | 10,432 | 5.2 mi | 75 |
| IL-674264 Paved · Off grid | 13.2 | Aug 1, 2025 | $119,100 | 9,045 | 9,683 | 11.2 mi | 74 |
| IL-935020 Dirt · Off grid | 22.8 | Jun 10, 2026 | $131,600 | 5,776 | 8,736 | 6.2 mi | 73 |
| IL-125439 Landlocked · Off grid | 30.9 | Jul 15, 2026 | $110,800 | 3,592 | 7,162 | 2.9 mi | 73 |
| IL-802696 Landlocked · Power at road | 4.2 | Jul 27, 2026 | $29,500 | 6,972 | 9,815 | 5.2 mi | 73 |
Show adjustment detail for the top comp
- Tract size (9.04 ac → 9.87 ac)-0.7%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Off grid)-15.0%
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.