St. Clair County, IL · Sold

IL-229738

2049 County Road 265

$3,102,500

$4,465/ac · 695 ac

Offer report Market this tract

Acreage695 ac

Price per acre$4,465/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedApr 26, 2026

Coordinates38.4290, -89.8810

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

St. Clair County, Illinois. Class A row-crop ground; farmland yields anchor pricing.

View St. Clair market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands47.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.8%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

4,634 ft of deeded road frontage.

Power21 ft away

Power at or near the road.

Buildable area347.85 of 694.79 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,957,834

$3,247,964 – $4,667,704 · $5,696/ac on 695 ac

Asking vs estimate

-21.6%

Priced below the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $3,102,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,261,620

$3,255/ac · +30.0% target margin

You need $840,880 off asking to hit this margin.

All-in cost$2,453,858

Net resale$3,641,208

Projected profit$1,187,350

ROI+48.4%

Annualized+69.2%

Break-even resale$3,839/ac

Profit if resale lands off target

-20%

$459,108

-10%

$823,229

$1,187,350

+10%

$1,551,471

+20%

$1,915,591

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-579595 Gravel · Full utilities	626.4	Jul 27, 2026	$5,582,400	8,912	7,092	3.8 mi	88
IL-268816 Paved · Off grid	356.3	Jul 27, 2026	$2,871,000	8,058	6,583	2.8 mi	77
IL-589052 Gravel · Full utilities	422.7	Mar 23, 2026	$2,862,000	6,771	4,854	6.4 mi	76
IL-649698 Paved · Full utilities	674.9	Jan 31, 2025	$5,309,700	7,867	5,766	7.4 mi	74
IL-508389 Dirt · Off grid	261.5	Jul 27, 2026	$1,430,900	5,472	5,606	8.4 mi	69
IL-698254 Dirt · Off grid	237.1	Aug 12, 2025	$852,600	3,596	3,725	9.0 mi	60
IL-408034 Paved · Off grid	202.2	Feb 3, 2024	$1,467,300	7,257	5,561	3.8 mi	56

Show adjustment detail for the top comp

Tract size (626.41 ac → 694.79 ac)-3.1%
Utilities (Full utilities → Power at road)-18.0%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV