IL-587323
4216 County Road 26
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Shelby County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Shelby 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.
2,622 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 $342,907 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-977596 Dirt · Off grid | 147.2 | Jan 31, 2026 | $562,000 | 3,818 | 6,861 | 9.5 mi | 75 |
| IL-556586 Gravel · Power at road | 70.8 | Jan 8, 2026 | $824,900 | 11,647 | 12,807 | 6.7 mi | 73 |
| IL-145754 Paved · Power at road | 38.8 | Jul 27, 2026 | $503,900 | 13,001 | 10,478 | 7.9 mi | 72 |
| IL-655776 Gravel · Power at road | 39.4 | Feb 26, 2026 | $262,200 | 6,657 | 6,460 | 2.4 mi | 70 |
| IL-666471 Landlocked · Off grid | 65.2 | Sep 28, 2025 | $331,700 | 5,091 | 9,616 | 3.8 mi | 70 |
| IL-587912 Dirt · Off grid | 185.1 | Sep 29, 2025 | $749,000 | 4,047 | 7,845 | 8.5 mi | 69 |
| IL-638565 Dirt · Power at road | 297.0 | Oct 5, 2023 | $1,470,800 | 4,952 | 10,082 | 8.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (147.21 ac → 120.8 ac)+5.3%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (6 mo)+2.3%
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.