IL-452430
7242 County Road 82
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Madison County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Madison market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 9 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 $11,294 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-973228 Gravel · Power at road | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 10,297 | 4.3 mi | 84 |
| IL-921810 Gravel · Off grid | 2.2 | Oct 9, 2024 | $20,900 | 9,377 | 9,983 | 6.9 mi | 74 |
| IL-623260 Gravel · Power at road | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 12,135 | 7.5 mi | 74 |
| IL-763918 Landlocked · Off grid | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 8,053 | 0.5 mi | 73 |
| IL-131480 Gravel · Off grid | 1.8 | Oct 7, 2025 | $19,200 | 10,965 | 11,167 | 8.7 mi | 71 |
| IL-743884 Gravel · Off grid | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 8,179 | 1.5 mi | 69 |
| IL-391017 Dirt · Off grid | 1.3 | Nov 1, 2025 | $12,600 | 10,090 | 11,855 | 6.7 mi | 65 |
| IL-363426 Gravel · Full utilities | 7.2 | Nov 13, 2024 | $64,600 | 8,998 | 6,960 | 7.3 mi | 64 |
| IL-451240 Dirt · Power at road | 1.5 | Jun 19, 2024 | $20,000 | 13,614 | 14,386 | 6.7 mi | 59 |
Show adjustment detail for the top comp
- Tract size (6.22 ac → 3.49 ac)+2.5%
- 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.