IL-973228
1231 County Road 136
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
648 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 $36,096 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-623260 Gravel · Power at road | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 13,923 | 11.0 mi | 84 |
| IL-763918 Landlocked · Off grid | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 9,239 | 4.7 mi | 75 |
| IL-452430 Gravel · Off grid | 3.5 | Apr 4, 2025 | $34,100 | 9,768 | 11,850 | 4.3 mi | 75 |
| IL-363426 Gravel · Full utilities | 7.2 | Nov 13, 2024 | $64,600 | 8,998 | 7,986 | 4.9 mi | 75 |
| IL-754425 Dirt · Power at road | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 8,634 | 7.7 mi | 74 |
| IL-743884 Gravel · Off grid | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 9,384 | 3.3 mi | 73 |
| IL-494589 Dirt · Power at road | 16.7 | Dec 1, 2025 | $208,900 | 12,533 | 16,272 | 3.0 mi | 69 |
| IL-921810 Gravel · Off grid | 2.2 | Oct 9, 2024 | $20,900 | 9,377 | 11,453 | 7.0 mi | 65 |
| IL-534908 Gravel · Off grid | 21.0 | May 20, 2024 | $132,800 | 6,325 | 9,084 | 2.0 mi | 61 |
| IL-164772 Dirt · Full utilities | 19.0 | May 22, 2025 | $250,300 | 13,152 | 14,527 | 7.5 mi | 59 |
Show adjustment detail for the top comp
- Market time (5 mo)+1.9%
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.