IL-156586
1604 County Road 323
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.
Sangamon County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Sangamon 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.
645 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 7 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 $288,923 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-955489 Landlocked · Power at road | 32.0 | Jul 27, 2026 | $175,000 | 5,471 | 5,935 | 9.6 mi | 72 |
| IL-527931 Gravel · Off grid | 187.7 | Mar 8, 2026 | $655,000 | 3,491 | 4,601 | 1.0 mi | 71 |
| IL-398167 Paved · Full utilities | 222.6 | Jul 27, 2026 | $2,246,900 | 10,092 | 8,107 | 4.1 mi | 70 |
| IL-866083 Gravel · Off grid | 49.2 | Oct 2, 2024 | $284,800 | 5,788 | 5,846 | 4.4 mi | 69 |
| IL-255878 Dirt · Off grid | 42.4 | May 25, 2024 | $222,100 | 5,236 | 6,059 | 8.0 mi | 65 |
| IL-538304 Gravel · Power at road | 245.9 | Nov 4, 2025 | $1,299,500 | 5,285 | 6,478 | 7.8 mi | 63 |
| IL-987892 Gravel · Power at road | 182.4 | Mar 26, 2025 | $864,700 | 4,740 | 5,476 | 8.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (31.99 ac → 70.83 ac)-14.4%
- Access (Landlocked → Dirt)+26.5%
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.