IL-271019
3652 County Road 196
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
285 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 6 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 $4,140 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-440609 Dirt · Power at road | 0.9 | Jul 27, 2026 | $5,100 | 5,437 | 6,315 | 9.3 mi | 84 |
| IL-430855 Paved · Off grid | 1.1 | Sep 2, 2025 | $11,300 | 10,158 | 10,516 | 3.7 mi | 77 |
| IL-923239 Dirt · Power at road | 6.3 | Jul 27, 2026 | $34,700 | 5,538 | 6,769 | 3.8 mi | 69 |
| IL-570541 Gravel · Off grid | 0.9 | May 18, 2024 | $6,400 | 7,225 | 9,267 | 8.2 mi | 68 |
| IL-892868 Landlocked · Off grid | 4.8 | Jan 23, 2026 | $28,800 | 6,012 | 11,016 | 4.8 mi | 63 |
| IL-710071 Gravel · Full utilities | 0.6 | Nov 2, 2023 | $6,800 | 10,740 | 9,770 | 8.2 mi | 61 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
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.