St. Clair County, IL · Sold

IL-701117

9598 County Road 219

$20,200

$14,963/ac · 1.35 ac

Offer report Market this tract

Acreage1.35 ac

Price per acre$14,963/ac

ZoningRecreational

Road accessGravel

UtilitiesFull utilities

TopographyMixed

ListedAug 14, 2024

Coordinates38.4969, -89.8470

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands17.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

263 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area1.05 of 1.35 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$23,804

$18,014 – $29,594 · $17,633/ac on 1.35 ac

Asking vs estimate

-15.1%

Priced below 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 $20,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$13,602

$10,076/ac · +30.0% target margin

You need $6,598 off asking to hit this margin.

All-in cost$14,758

Net resale$21,900

Projected profit$7,141

ROI+48.4%

Annualized+69.3%

Break-even resale$11,883/ac

Profit if resale lands off target

-20%

$2,762

-10%

$4,951

$7,141

+10%

$9,331

+20%

$11,521

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	17,673	4.7 mi	89
IL-111394 Dirt · Power at road	1.6	Jul 27, 2026	$16,800	10,152	14,477	3.5 mi	83
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	15,590	4.0 mi	81
IL-710870 Paved · Power at road	1.1	Apr 26, 2026	$16,400	14,519	15,169	7.3 mi	79
IL-481083 Paved · Off grid	1.3	Sep 16, 2024	$23,400	17,896	23,507	4.7 mi	78
IL-231443 Paved · Full utilities	1.7	Feb 19, 2026	$34,900	20,387	17,694	7.4 mi	78
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	14,690	4.9 mi	76
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	24,895	6.9 mi	75
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	22,492	9.2 mi	75
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	10,491	4.1 mi	74

Show adjustment detail for the top comp

Market time (1 mo)+0.5%

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