IL-638565
3750 County Road 120
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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.
3,195 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 5 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 $611,911 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 | 3,775 | 2.9 mi | 74 |
| IL-587912 Dirt · Off grid | 185.1 | Sep 29, 2025 | $749,000 | 4,047 | 4,317 | 4.1 mi | 74 |
| IL-587323 Gravel · Full utilities | 120.8 | Jun 8, 2026 | $863,700 | 7,150 | 3,965 | 8.3 mi | 74 |
| IL-556586 Gravel · Power at road | 70.8 | Jan 8, 2026 | $824,900 | 11,647 | 7,047 | 2.1 mi | 66 |
| IL-666471 Landlocked · Off grid | 65.2 | Sep 28, 2025 | $331,700 | 5,091 | 5,291 | 11.3 mi | 56 |
Show adjustment detail for the top comp
- Tract size (147.21 ac → 297.04 ac)-17.8%
- Utilities (Off grid → Power at road)+17.6%
- 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.