Madison County, IL · Sold

IL-809664

339 County Road 172

$3,150,800

$4,785/ac · 659 ac

Offer report Market this tract

Acreage659 ac

Price per acre$4,785/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedMar 4, 2026

Coordinates38.8869, -89.8527

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County GIS boundary

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands18.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,851 ft of deeded road frontage.

Power222 ft away

Power at or near the road.

Buildable area511.11 of 658.52 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,417,680

$1,898,473 – $2,936,887 · $3,671/ac on 659 ac

Asking vs estimate

+30.3%

Priced above the comp set

Weighted from 9 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 $3,150,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,381,531

$2,098/ac · +30.0% target margin

You need $1,769,269 off asking to hit this margin.

All-in cost$1,498,961

Net resale$2,224,265

Projected profit$725,304

ROI+48.4%

Annualized+69.2%

Break-even resale$2,474/ac

Profit if resale lands off target

-20%

$280,451

-10%

$502,878

$725,304

+10%

$947,731

+20%

$1,170,157

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-499798 Dirt · Full utilities	725.6	Mar 17, 2026	$2,053,600	2,830	2,827	0.1 mi	84
IL-429441 Landlocked · Power at road	560.3	Feb 16, 2026	$1,545,300	2,758	3,941	4.9 mi	81
IL-289877 Landlocked · Power at road	768.4	Jan 24, 2025	$1,670,200	2,174	3,571	2.0 mi	77
IL-357709 Landlocked · Power at road	159.8	Jul 27, 2026	$411,800	2,578	2,515	8.9 mi	67
IL-727500 Dirt · Off grid	137.3	Jul 27, 2026	$506,300	3,687	3,215	5.9 mi	66
IL-528416 Paved · Full utilities	266.6	Mar 30, 2025	$2,539,100	9,522	5,345	6.9 mi	61
IL-477795 Gravel · Off grid	170.0	Sep 7, 2024	$820,900	4,828	4,136	2.8 mi	60
IL-587601 Paved · Off grid	147.8	Feb 26, 2025	$798,100	5,402	3,707	7.9 mi	55
IL-477618 Landlocked · Off grid	149.6	Aug 15, 2024	$526,400	3,519	4,293	9.4 mi	52

Show adjustment detail for the top comp

Tract size (725.65 ac → 658.52 ac)+3.0%
Access (Dirt → Gravel)+16.3%
Utilities (Full utilities → Power at road)-18.0%
Market time (5 mo)+1.7%

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