Montgomery County, IL · Sold

IL-363052

3157 County Road 377

$88,100

$16,106/ac · 5.47 ac

Offer report Market this tract

Acreage5.47 ac

Price per acre$16,106/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedJan 24, 2026

Coordinates39.1520, -89.3760

Loading terrain…

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

2 items to verify before you offer.

Risk index

Low risk

Wetlands1.4% of tract

Little to no mapped wetland coverage.

Average slope21.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

580 ft of deeded road frontage.

Power111 ft away

Power at or near the road.

Buildable area3.24 of 5.47 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$61,209

$50,613 – $71,806 · $11,190/ac on 5.47 ac

Asking vs estimate

+43.9%

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 $88,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$34,977

$6,394/ac · +30.0% target margin

You need $53,123 off asking to hit this margin.

All-in cost$37,950

Net resale$56,312

Projected profit$18,362

ROI+48.4%

Annualized+69.2%

Break-even resale$7,541/ac

Profit if resale lands off target

-20%

$7,100

-10%

$12,731

$18,362

+10%

$23,994

+20%

$29,625

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	13,685	6.8 mi	84
IL-673117 Dirt · Off grid	5.7	Jan 21, 2026	$57,600	10,034	12,115	12.5 mi	84
IL-532945 Gravel · Power at road	5.1	Jul 27, 2026	$63,200	12,473	10,711	11.2 mi	83
IL-713289 Gravel · Off grid	6.5	Jul 28, 2025	$88,700	13,641	14,543	13.8 mi	74
IL-792742 Paved · Off grid	4.4	Sep 10, 2025	$52,600	12,041	10,620	15.1 mi	74
IL-661966 Landlocked · Power at road	2.5	Jul 24, 2026	$21,200	8,528	10,513	8.3 mi	73
IL-643575 Landlocked · Off grid	8.0	Apr 22, 2026	$38,000	4,753	7,326	12.1 mi	73
IL-583531 Paved · Off grid	7.8	Dec 23, 2025	$90,400	11,667	10,481	8.4 mi	72
IL-634011 Dirt · Off grid	11.0	Aug 15, 2025	$82,200	7,497	9,625	12.1 mi	66
IL-222471 Landlocked · Power at road	3.6	Aug 22, 2024	$31,100	8,662	11,662	10.6 mi	66

Show adjustment detail for the top comp

Tract size (4.6 ac → 5.47 ac)-0.8%
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