Comparable sales & offer analysis
Parcel IL-389456
Livingston County, IL · 566 ac · Residential · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,735,600
Adjusted value
$2,216,941
Value range
$1,681,628–$2,752,254
Comp $/acre
$3,914/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.4% versus the adjusted value.
Offer position
Max allowable offer
$1,266,823
Offer $/acre
$2,237/ac
Projected profit
$665,082
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-408545 | 292.8 | Jul 27, 2026 | $1,129,300 | 3,857 | 3,176 | 79 |
| IL-209134 | 448.6 | Feb 26, 2026 | $1,023,900 | 2,283 | 3,501 | 77 |
| IL-289133 | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 2,967 | 73 |
| IL-548613 | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 5,378 | 66 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 4,864 | 66 |
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.