IL-451240
1222 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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
96 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $11,214 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-391017 Dirt · Off grid | 1.3 | Nov 1, 2025 | $12,600 | 10,090 | 12,236 | 0.2 mi | 87 |
| IL-131480 Gravel · Off grid | 1.8 | Oct 7, 2025 | $19,200 | 10,965 | 11,525 | 10.9 mi | 72 |
| IL-623260 Gravel · Power at road | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 12,525 | 1.1 mi | 72 |
| IL-973228 Gravel · Power at road | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 10,627 | 10.4 mi | 66 |
| IL-921810 Gravel · Off grid | 2.2 | Oct 9, 2024 | $20,900 | 9,377 | 10,303 | 7.7 mi | 65 |
| IL-452430 Gravel · Off grid | 3.5 | Apr 4, 2025 | $34,100 | 9,768 | 10,660 | 6.7 mi | 62 |
| IL-363426 Gravel · Full utilities | 7.2 | Nov 13, 2024 | $64,600 | 8,998 | 7,184 | 10.8 mi | 51 |
Show adjustment detail for the top comp
- Utilities (Off grid → Power at road)+17.6%
- Market time (9 mo)+3.3%
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.