Comparable sales & offer analysis
Parcel IL-389456
Livingston County, IL · 566 ac · Residential · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,735,600
Adjusted value
$2,228,756
Value range
$1,690,052–$2,767,460
Comp $/acre
$3,935/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.7% versus the adjusted value.
Offer position
Max allowable offer
$1,273,575
Offer $/acre
$2,249/ac
Projected profit
$668,627
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 | 3,194 | 78 |
| IL-209134 | 448.6 | Feb 26, 2026 | $1,023,900 | 2,283 | 3,521 | 76 |
| IL-289133 | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 2,982 | 73 |
| IL-548613 | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 5,405 | 66 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 4,891 | 65 |
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.