Comparable sales & offer analysis
Parcel IL-362122
Livingston County, IL · 2.79 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$21,200
Adjusted value
$21,698
Value range
$17,724–$25,671
Comp $/acre
$7,777/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.3% versus the adjusted value.
Offer position
Max allowable offer
$12,399
Offer $/acre
$4,444/ac
Projected profit
$6,509
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-303736 | 9.0 | Jul 27, 2026 | $77,300 | 8,595 | 9,105 | 76 |
| IL-673447 | 7.3 | Oct 24, 2025 | $63,100 | 8,655 | 9,325 | 74 |
| IL-190980 | 1.2 | Apr 7, 2026 | $7,100 | 5,790 | 6,727 | 71 |
| IL-883921 | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 6,617 | 68 |
| IL-200427 | 0.8 | Aug 30, 2024 | $4,200 | 5,133 | 5,447 | 62 |
| IL-974305 | 13.6 | Nov 7, 2025 | $94,400 | 6,959 | 7,777 | 56 |
| IL-210062 | 0.6 | Jan 21, 2025 | $3,800 | 6,032 | 9,249 | 55 |
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.