IL-528416
2597 County Road 135
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,690 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 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 $2,050,801 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-357709 Landlocked · Power at road | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 4,741 | 2.4 mi | 79 |
| IL-727500 Dirt · Off grid | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 6,059 | 2.9 mi | 76 |
| IL-627185 Gravel · Full utilities | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 4,690 | 8.4 mi | 72 |
| IL-429441 Landlocked · Power at road | 560.3 | Feb 16, 2026 | $1,545,300 | 2,758 | 7,428 | 2.7 mi | 71 |
| IL-587601 Paved · Off grid | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 6,986 | 3.9 mi | 70 |
| IL-786823 Landlocked · Off grid | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 8,535 | 6.5 mi | 69 |
| IL-809664 Gravel · Power at road | 658.5 | May 19, 2026 | $2,687,600 | 4,081 | 7,770 | 6.9 mi | 69 |
| IL-499798 Dirt · Full utilities | 725.6 | Mar 17, 2026 | $2,053,600 | 2,830 | 5,329 | 7.0 mi | 68 |
| IL-477618 Landlocked · Off grid | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 8,091 | 2.7 mi | 66 |
| IL-477795 Gravel · Off grid | 170.0 | Sep 7, 2024 | $820,900 | 4,828 | 7,795 | 7.2 mi | 65 |
Show adjustment detail for the top comp
- Tract size (159.77 ac → 266.64 ac)-13.3%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Full utilities)+22.0%
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.