Comparable sales & offer analysis
Parcel IL-965583
Livingston County, IL · 34.25 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$255,500
Adjusted value
$235,809
Value range
$193,534–$278,084
Comp $/acre
$6,885/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.4% versus the adjusted value.
Offer position
Max allowable offer
$134,748
Offer $/acre
$3,934/ac
Projected profit
$70,743
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 | 7,705 | 84 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 8,824 | 78 |
| IL-883921 | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 6,586 | 77 |
| IL-355664 | 36.3 | Oct 23, 2024 | $183,100 | 5,041 | 5,480 | 76 |
| IL-705080 | 23.8 | Oct 3, 2025 | $151,000 | 6,349 | 7,674 | 73 |
| IL-805119 | 24.5 | Aug 16, 2025 | $121,100 | 4,949 | 5,132 | 72 |
| IL-794740 | 18.6 | Jan 22, 2026 | $129,000 | 6,937 | 5,775 | 69 |
| IL-974305 | 13.6 | Nov 7, 2025 | $94,400 | 6,959 | 7,741 | 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.