IL-563484
9141 County Road 400
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $36,659 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-523027 Dirt · Power at road | 5.4 | Jul 27, 2026 | $66,900 | 12,436 | 11,802 | 10.6 mi | 81 |
| IL-764116 Dirt · Full utilities | 11.8 | Jul 27, 2026 | $135,600 | 11,463 | 9,408 | 7.0 mi | 79 |
| IL-352488 Dirt · Full utilities | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 6,694 | 5.2 mi | 71 |
| IL-122528 Gravel · Off grid | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 13,058 | 11.0 mi | 69 |
| IL-643686 Paved · Off grid | 8.7 | Oct 21, 2024 | $130,900 | 15,104 | 13,581 | 10.6 mi | 68 |
| IL-222704 Paved · Power at road | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 8,308 | 13.0 mi | 67 |
| IL-124539 Dirt · Off grid | 16.1 | Aug 4, 2024 | $156,100 | 9,708 | 12,774 | 8.7 mi | 64 |
| IL-442474 Gravel · Full utilities | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 5,978 | 8.7 mi | 62 |
| IL-182203 Dirt · Off grid | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 8,041 | 12.3 mi | 60 |
| IL-251788 Gravel · Power at road | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 8,004 | 8.9 mi | 54 |
Show adjustment detail for the top comp
- Tract size (5.38 ac → 7.49 ac)-1.8%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
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.