Comparable sales & offer analysis
Parcel IL-705080
Livingston County, IL · 23.79 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$145,100
Adjusted value
$146,976
Value range
$117,473–$176,479
Comp $/acre
$6,178/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.3% versus the adjusted value.
Offer position
Max allowable offer
$83,986
Offer $/acre
$3,530/ac
Projected profit
$44,093
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 | 6,608 | 81 |
| IL-805119 | 24.5 | Aug 16, 2025 | $121,100 | 4,949 | 4,401 | 80 |
| IL-303736 | 9.0 | Jul 27, 2026 | $77,300 | 8,595 | 7,771 | 76 |
| IL-794740 | 18.6 | Jan 22, 2026 | $129,000 | 6,937 | 4,952 | 76 |
| IL-965583 | 34.3 | Feb 25, 2026 | $221,300 | 6,460 | 5,649 | 76 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 7,567 | 74 |
| IL-883921 | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 5,647 | 71 |
| IL-974305 | 13.6 | Nov 7, 2025 | $94,400 | 6,959 | 6,638 | 68 |
| IL-673447 | 7.3 | Oct 24, 2025 | $63,100 | 8,655 | 7,959 | 68 |
| IL-355664 | 36.3 | Oct 23, 2024 | $183,100 | 5,041 | 4,699 | 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.