IL-122528
6506 County Road 356
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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.
154 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $32,123 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 | 12,506 | 3.3 mi | 86 |
| IL-222704 Paved · Power at road | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 8,804 | 2.0 mi | 81 |
| IL-352488 Dirt · Full utilities | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 7,093 | 5.8 mi | 80 |
| IL-182203 Dirt · Off grid | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 8,520 | 2.0 mi | 78 |
| IL-442474 Gravel · Full utilities | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 6,334 | 7.8 mi | 75 |
| IL-331377 Gravel · Power at road | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 14,337 | 6.7 mi | 69 |
| IL-764116 Dirt · Full utilities | 11.8 | Jul 27, 2026 | $135,600 | 11,463 | 9,969 | 8.8 mi | 67 |
| IL-931707 Paved · Power at road | 2.1 | May 23, 2025 | $38,600 | 18,651 | 13,901 | 7.4 mi | 66 |
| IL-563484 Landlocked · Full utilities | 7.5 | Feb 28, 2025 | $66,400 | 8,870 | 9,976 | 11.0 mi | 66 |
| IL-251788 Gravel · Power at road | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 8,481 | 7.1 mi | 65 |
Show adjustment detail for the top comp
- Tract size (5.38 ac → 3.75 ac)+1.5%
- Access (Dirt → Gravel)+16.3%
- 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.