Montgomery County, IL · Sold

IL-672812

8858 County Road 232

$59,400

$12,913/ac · 4.60 ac

Offer report Market this tract

Acreage4.60 ac

Price per acre$12,913/ac

ZoningRecreational

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedMar 8, 2026

Coordinates39.2257, -89.4598

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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

Wetlands0.5% of tract

Little to no mapped wetland coverage.

Average slope8.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

288 ft of deeded road frontage.

Power13,760 ft away

A long utility run — price in solar/off-grid instead.

Buildable area4.35 of 4.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$47,071

$37,419 – $56,723 · $10,233/ac on 4.60 ac

Asking vs estimate

+26.2%

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 $59,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$26,898

$5,847/ac · +30.0% target margin

You need $32,502 off asking to hit this margin.

All-in cost$29,184

Net resale$43,306

Projected profit$14,121

ROI+48.4%

Annualized+69.2%

Break-even resale$6,896/ac

Profit if resale lands off target

-20%

$5,460

-10%

$9,791

$14,121

+10%

$18,452

+20%

$22,782

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-532945 Gravel · Power at road	5.1	Jul 27, 2026	$63,200	12,473	9,177	4.7 mi	84
IL-363052 Dirt · Power at road	5.5	Jul 27, 2026	$76,100	13,916	11,949	6.8 mi	84
IL-661966 Landlocked · Power at road	2.5	Jul 24, 2026	$21,200	8,528	9,008	2.7 mi	82
IL-673117 Dirt · Off grid	5.7	Jan 21, 2026	$57,600	10,034	10,380	5.9 mi	81
IL-583531 Paved · Off grid	7.8	Dec 23, 2025	$90,400	11,667	8,980	3.1 mi	79
IL-792742 Paved · Off grid	4.4	Sep 10, 2025	$52,600	12,041	9,099	8.4 mi	78
IL-643575 Landlocked · Off grid	8.0	Apr 22, 2026	$38,000	4,753	6,276	6.1 mi	75
IL-713289 Gravel · Off grid	6.5	Jul 28, 2025	$88,700	13,641	12,460	7.0 mi	72
IL-731359 Landlocked · Off grid	1.6	Feb 26, 2026	$14,600	9,086	11,383	2.8 mi	70
IL-334396 Dirt · Full utilities	14.5	Jan 4, 2025	$255,400	17,625	14,210	1.4 mi	69

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV