Montgomery County, IL · Sold

IL-924092

433 County Road 161

$180,200

$15,494/ac · 11.63 ac

Offer report Market this tract

Acreage11.63 ac

Price per acre$15,494/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedDec 26, 2023

Coordinates39.2420, -89.4467

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Montgomery County, Illinois. Class A row-crop ground; farmland yields anchor pricing.

View Montgomery market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.5% of tract

Little to no mapped wetland coverage.

Average slope5.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power189 ft away

Power at or near the road.

Buildable area10.00 of 11.63 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$154,685

$121,499 – $187,871 · $13,301/ac on 11.63 ac

Asking vs estimate

+16.5%

Priced above the comp set

Weighted from 10 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 $180,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$88,391

$7,600/ac · +30.0% target margin

You need $91,809 off asking to hit this margin.

All-in cost$95,904

Net resale$142,310

Projected profit$46,406

ROI+48.4%

Annualized+69.3%

Break-even resale$8,963/ac

Profit if resale lands off target

-20%

$17,944

-10%

$32,175

$46,406

+10%

$60,637

+20%

$74,868

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-672812 Dirt · Off grid	4.6	Jul 27, 2026	$53,800	11,699	15,118	1.3 mi	79
IL-583531 Paved · Off grid	7.8	Dec 23, 2025	$90,400	11,667	11,579	4.2 mi	78
IL-532945 Gravel · Power at road	5.1	Jul 27, 2026	$63,200	12,473	11,833	5.0 mi	77
IL-334396 Dirt · Full utilities	14.5	Jan 4, 2025	$255,400	17,625	18,322	2.5 mi	77
IL-634011 Dirt · Off grid	11.0	Aug 15, 2025	$82,200	7,497	10,633	6.6 mi	76
IL-643575 Landlocked · Off grid	8.0	Apr 22, 2026	$38,000	4,753	8,093	6.8 mi	75
IL-363052 Dirt · Power at road	5.5	Jul 27, 2026	$76,100	13,916	15,407	7.3 mi	74
IL-725284 Gravel · Power at road	27.6	Apr 29, 2025	$299,500	10,858	12,702	1.7 mi	70
IL-713289 Gravel · Off grid	6.5	Jul 28, 2025	$88,700	13,641	16,066	6.6 mi	70
IL-673117 Dirt · Off grid	5.7	Jan 21, 2026	$57,600	10,034	13,383	5.2 mi	70

Show adjustment detail for the top comp

Tract size (4.6 ac → 11.63 ac)-5.7%
Access (Dirt → Gravel)+16.3%
Utilities (Off grid → Power at road)+17.6%

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