St. Clair County, IL · Sold

IL-475998

5636 County Road 40

$584,900

$12,644/ac · 46.26 ac

Offer report Market this tract

Acreage46.26 ac

Price per acre$12,644/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedSep 26, 2023

Coordinates38.4575, -90.0191

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County GIS boundary

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands14.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

948 ft of deeded road frontage.

Power7,698 ft away

A long utility run — price in solar/off-grid instead.

Buildable area37.62 of 46.26 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$515,426

$424,211 – $606,641 · $11,142/ac on 46.26 ac

Asking vs estimate

+13.5%

Priced above the comp set

Weighted from 10 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 $584,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$294,529

$6,367/ac · +30.0% target margin

You need $290,371 off asking to hit this margin.

All-in cost$319,564

Net resale$474,192

Projected profit$154,628

ROI+48.4%

Annualized+69.2%

Break-even resale$7,509/ac

Profit if resale lands off target

-20%

$59,790

-10%

$107,209

$154,628

+10%

$202,047

+20%

$249,466

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	8,965	4.0 mi	85
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	9,772	3.0 mi	84
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	9,110	0.9 mi	82
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	11,058	6.5 mi	79
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	12,951	9.2 mi	78
IL-257164 Gravel · Power at road	107.7	Jul 21, 2026	$907,100	8,425	8,677	1.1 mi	78
IL-535203 Gravel · Off grid	26.0	Oct 13, 2024	$350,600	13,479	13,155	9.3 mi	71
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	14,214	9.3 mi	71
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	13,512	6.6 mi	70
IL-355327 Dirt · Off grid	28.4	Oct 3, 2024	$273,600	9,618	11,076	4.1 mi	68

Show adjustment detail for the top comp

Tract size (42.1 ac → 46.26 ac)-1.8%
Access (Paved → Gravel)-15.3%
Utilities (Power at road → Off grid)-15.0%

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