Comparable sales & offer analysis
Parcel IL-408545
Livingston County, IL · 293 ac · Unzoned · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,215,600
Adjusted value
$1,570,974
Value range
$1,221,527–$1,920,421
Comp $/acre
$5,366/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.6% versus the adjusted value.
Offer position
Max allowable offer
$897,700
Offer $/acre
$3,066/ac
Projected profit
$471,292
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 | 4,285 | 74 |
| IL-548613 | 307.6 | May 19, 2024 | $1,536,800 | 4,997 | 6,578 | 72 |
| IL-389456 | 566.4 | Aug 8, 2025 | $2,842,300 | 5,018 | 6,403 | 71 |
| IL-289133 | 448.2 | May 18, 2024 | $1,304,300 | 2,910 | 3,630 | 67 |
| IL-636490 | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 5,953 | 61 |
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.