IL-534908
1497 County Road 64
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 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 $25,742 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-494589 Dirt · Power at road | 16.7 | Dec 1, 2025 | $208,900 | 12,533 | 12,397 | 4.7 mi | 81 |
| IL-375490 Paved · Off grid | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 9,752 | 3.0 mi | 77 |
| IL-165817 Landlocked · Power at road | 40.6 | Jul 27, 2026 | $252,000 | 6,213 | 8,635 | 9.7 mi | 77 |
| IL-973228 Gravel · Power at road | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 9,000 | 2.0 mi | 74 |
| IL-754425 Dirt · Power at road | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 6,577 | 9.4 mi | 74 |
| IL-164772 Dirt · Full utilities | 19.0 | May 22, 2025 | $250,300 | 13,152 | 11,067 | 9.0 mi | 73 |
| IL-156110 Gravel · Power at road | 50.2 | May 14, 2026 | $368,900 | 7,353 | 7,301 | 9.5 mi | 71 |
| IL-485970 Dirt · Off grid | 45.3 | May 4, 2026 | $316,200 | 6,975 | 9,298 | 9.3 mi | 71 |
| IL-743884 Gravel · Off grid | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 7,149 | 5.2 mi | 70 |
| IL-763918 Landlocked · Off grid | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 7,039 | 6.4 mi | 69 |
Show adjustment detail for the top comp
- Tract size (16.67 ac → 21 ac)-2.8%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (8 mo)+3.0%
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.