Comparable sales & offer analysis
Parcel IL-209134
Livingston County, IL · 449 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,162,200
Adjusted value
$1,278,951
Value range
$965,126–$1,592,777
Comp $/acre
$2,851/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.1% versus the adjusted value.
Offer position
Max allowable offer
$730,829
Offer $/acre
$1,629/ac
Projected profit
$383,685
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 | 2,123 | 78 |
| IL-289133 | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 1,982 | 76 |
| IL-389456 | 566.4 | Aug 8, 2025 | $2,842,300 | 5,018 | 3,497 | 73 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 3,251 | 67 |
| IL-548613 | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 3,593 | 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.