Comparable sales & offer analysis
Parcel IL-408545
Livingston County, IL · 293 ac · Unzoned · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,215,600
Adjusted value
$1,562,874
Value range
$1,215,746–$1,910,002
Comp $/acre
$5,338/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.2% versus the adjusted value.
Offer position
Max allowable offer
$893,071
Offer $/acre
$3,051/ac
Projected profit
$468,862
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-209134 | 448.6 | Feb 26, 2026 | $1,023,900 | 2,283 | 4,262 | 76 |
| IL-548613 | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 6,545 | 72 |
| IL-389456 | 566.4 | Aug 8, 2025 | $2,842,300 | 5,018 | 6,369 | 71 |
| IL-289133 | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 3,611 | 67 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 5,920 | 62 |
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.