IL-374778
1871 County Road 222
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St. Clair County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View St. Clair market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,039 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $80,137 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-615042 Dirt · Off grid | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 19,309 | 5.6 mi | 81 |
| IL-775868 Paved · Power at road | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 12,179 | 0.9 mi | 79 |
| IL-974566 Paved · Full utilities | 16.4 | Apr 4, 2024 | $291,500 | 17,782 | 13,375 | 5.0 mi | 77 |
| IL-505117 Gravel · Off grid | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 18,356 | 3.7 mi | 76 |
| IL-283861 Dirt · Power at road | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 15,263 | 4.6 mi | 73 |
| IL-535203 Gravel · Off grid | 26.0 | Oct 13, 2024 | $350,600 | 13,479 | 17,870 | 10.1 mi | 72 |
| IL-693548 Gravel · Off grid | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 12,288 | 8.1 mi | 71 |
| IL-183869 Gravel · Off grid | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 9,928 | 3.9 mi | 70 |
| IL-203158 Gravel · Power at road | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 14,842 | 5.0 mi | 68 |
| IL-893680 Paved · Power at road | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 13,278 | 3.8 mi | 67 |
Show adjustment detail for the top comp
- Tract size (23.14 ac → 19.11 ac)+2.6%
- Access (Dirt → Paved)+37.2%
- Market time (4 mo)+1.4%
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.