Comparable sales & offer analysis
Parcel IL-229877
Hancock County, IL · 768 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,558,400
Adjusted value
$3,012,542
Value range
$2,755,860–$3,269,223
Comp $/acre
$3,921/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.1% versus the adjusted value.
Offer position
Max allowable offer
$1,721,452
Offer $/acre
$2,240/ac
Projected profit
$903,763
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| IL-349873 | 766.2 | Jul 27, 2026 | $2,986,800 | 3,898 | 3,903 | 90 |
| IL-299691 | 671.5 | Jul 27, 2026 | $2,660,900 | 3,962 | 3,766 | 85 |
| IL-549004 | 408.3 | Jul 27, 2026 | $1,751,400 | 4,290 | 3,549 | 82 |
| IL-489273 | 496.1 | Jul 20, 2024 | $2,399,200 | 4,836 | 3,910 | 73 |
| IL-619138 | 449.9 | Aug 21, 2024 | $2,276,400 | 5,060 | 4,658 | 71 |
| IL-269295 | 504.1 | Apr 7, 2025 | $1,411,800 | 2,801 | 3,828 | 69 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.