St. Clair County, IL · Sold

IL-111394

6294 County Road 38

$19,800

$12,000/ac · 1.65 ac

Offer report Market this tract

Acreage1.65 ac

Price per acre$12,000/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedApr 18, 2026

Coordinates38.4752, -89.9045

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands49.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.2%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power136 ft away

Power at or near the road.

Buildable area0.79 of 1.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$20,416

$15,554 – $25,278 · $12,373/ac on 1.65 ac

Asking vs estimate

-3.0%

In line with 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 $19,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$11,666

$7,070/ac · +30.0% target margin

You need $8,134 off asking to hit this margin.

All-in cost$12,658

Net resale$18,783

Projected profit$6,125

ROI+48.4%

Annualized+69.3%

Break-even resale$8,338/ac

Profit if resale lands off target

-20%

$2,369

-10%

$4,247

$6,125

+10%

$8,003

+20%

$9,882

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-191184 Gravel · Full utilities	1.4	Jul 7, 2026	$24,800	17,583	12,420	1.9 mi	85
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	7,373	0.9 mi	84
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	10,956	0.9 mi	84
IL-710870 Paved · Power at road	1.1	Apr 26, 2026	$16,400	14,519	10,661	7.0 mi	82
IL-231443 Paved · Full utilities	1.7	Feb 19, 2026	$34,900	20,387	12,435	4.7 mi	82
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	10,324	2.7 mi	80
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	15,807	5.9 mi	75
IL-481083 Paved · Off grid	1.3	Sep 16, 2024	$23,400	17,896	16,520	1.3 mi	72
IL-701117 Gravel · Full utilities	1.4	Nov 4, 2024	$20,500	15,157	11,448	3.5 mi	72
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	17,495	4.6 mi	67

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Utilities (Full utilities → Power at road)-18.0%
Market time (1 mo)+0.4%

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