Comparable sales & offer analysis
Parcel IL-705080
Livingston County, IL · 23.79 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$145,100
Adjusted value
$147,714
Value range
$118,026–$177,401
Comp $/acre
$6,209/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.8% versus the adjusted value.
Offer position
Max allowable offer
$84,408
Offer $/acre
$3,548/ac
Projected profit
$44,314
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-755727 | 38.0 | Jul 27, 2026 | $333,700 | 8,779 | 6,645 | 79 |
| IL-805119 | 24.5 | Aug 16, 2025 | $121,100 | 4,949 | 4,425 | 79 |
| IL-794740 | 18.6 | Jan 22, 2026 | $129,000 | 6,937 | 4,979 | 75 |
| IL-965583 | 34.3 | Feb 25, 2026 | $221,300 | 6,460 | 5,680 | 75 |
| IL-303736 | 9.0 | Jul 27, 2026 | $77,300 | 8,595 | 7,814 | 75 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 7,609 | 72 |
| IL-883921 | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 5,679 | 70 |
| IL-974305 | 13.6 | Nov 7, 2025 | $94,400 | 6,959 | 6,674 | 67 |
| IL-673447 | 7.3 | Oct 24, 2025 | $63,100 | 8,655 | 8,002 | 67 |
| IL-355664 | 36.3 | Oct 23, 2024 | $183,100 | 5,041 | 4,724 | 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.