IL-794112
3209 County Road 120
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Vermilion County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Vermilion market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $30,570 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-844450 Dirt · Off grid | 15.1 | Jul 27, 2026 | $122,900 | 8,154 | 13,972 | 2.1 mi | 88 |
| IL-625541 Dirt · Full utilities | 33.2 | Jul 27, 2026 | $302,900 | 9,117 | 12,129 | 6.4 mi | 77 |
| IL-834013 Dirt · Full utilities | 11.0 | Aug 29, 2025 | $96,000 | 8,742 | 10,509 | 9.0 mi | 77 |
| IL-923239 Dirt · Power at road | 6.3 | Jul 27, 2026 | $34,700 | 5,538 | 7,525 | 5.9 mi | 75 |
| IL-624471 Gravel · Power at road | 15.3 | Sep 11, 2025 | $116,000 | 7,579 | 9,857 | 11.2 mi | 73 |
| IL-892868 Landlocked · Off grid | 4.8 | Jan 23, 2026 | $28,800 | 6,012 | 12,247 | 5.7 mi | 67 |
| IL-595351 Gravel · Full utilities | 28.9 | Sep 7, 2024 | $200,000 | 6,909 | 8,340 | 8.3 mi | 63 |
Show adjustment detail for the top comp
- Tract size (15.07 ac → 11.8 ac)+2.4%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Full utilities)+43.5%
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.