Madison County, IL · Sold

IL-146485

5857 County Road 205

$730,200

$11,092/ac · 65.83 ac

Offer report Market this tract

Acreage65.83 ac

Price per acre$11,092/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedNov 29, 2023

Coordinates38.8974, -89.9463

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Madison County, Illinois. Class A row-crop ground; farmland yields anchor pricing.

View Madison market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands8.8% of tract

Little to no mapped wetland coverage.

Average slope1.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power225 ft away

Power at or near the road.

Buildable area57.04 of 65.83 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$477,424

$372,796 – $582,052 · $7,252/ac on 65.83 ac

Asking vs estimate

+52.9%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $730,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$272,814

$4,144/ac · +30.0% target margin

You need $457,386 off asking to hit this margin.

All-in cost$296,003

Net resale$439,230

Projected profit$143,227

ROI+48.4%

Annualized+69.2%

Break-even resale$4,887/ac

Profit if resale lands off target

-20%

$55,381

-10%

$99,304

$143,227

+10%

$187,150

+20%

$231,073

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-786823 Landlocked · Off grid	84.1	Jul 27, 2026	$390,400	4,642	8,512	3.1 mi	83
IL-156110 Gravel · Power at road	50.2	May 14, 2026	$368,900	7,353	7,020	7.5 mi	82
IL-165817 Landlocked · Power at road	40.6	Jul 27, 2026	$252,000	6,213	8,302	7.7 mi	78
IL-627185 Gravel · Full utilities	109.3	Jul 27, 2026	$552,100	5,051	4,677	12.2 mi	76
IL-375490 Paved · Off grid	32.0	Jan 14, 2026	$337,800	10,550	9,376	3.1 mi	76
IL-485970 Dirt · Off grid	45.3	May 4, 2026	$316,200	6,975	8,940	8.1 mi	75
IL-357709 Landlocked · Power at road	159.8	Jul 27, 2026	$411,800	2,578	4,728	7.8 mi	73
IL-727500 Dirt · Off grid	137.3	Jul 27, 2026	$506,300	3,687	6,042	6.8 mi	73
IL-587601 Paved · Off grid	147.8	Feb 26, 2025	$798,100	5,402	6,967	3.7 mi	64
IL-477795 Gravel · Off grid	170.0	Sep 7, 2024	$820,900	4,828	7,773	3.1 mi	64

Show adjustment detail for the top comp

Tract size (84.09 ac → 65.83 ac)+5.7%
Access (Landlocked → Gravel)+47.1%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV