St. Clair County, IL · Sold

IL-283861

9785 County Road 254

$138,700

$14,096/ac · 9.84 ac

Offer report Market this tract

Acreage9.84 ac

Price per acre$14,096/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedFeb 25, 2025

Coordinates38.4811, -89.8998

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands5.9% of tract

Little to no mapped wetland coverage.

Average slope23.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

711 ft of deeded road frontage.

Power210 ft away

Power at or near the road.

Buildable area5.56 of 9.84 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$121,906

$98,191 – $145,621 · $12,389/ac on 9.84 ac

Asking vs estimate

+13.8%

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 $138,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$69,661

$7,079/ac · +30.0% target margin

You need $69,039 off asking to hit this margin.

All-in cost$75,582

Net resale$112,154

Projected profit$36,571

ROI+48.4%

Annualized+69.2%

Break-even resale$8,349/ac

Profit if resale lands off target

-20%

$14,141

-10%

$25,356

$36,571

+10%

$47,787

+20%

$59,002

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-183869 Gravel · Off grid	9.9	Jun 12, 2025	$84,700	8,569	9,102	1.7 mi	80
IL-693548 Gravel · Off grid	7.8	Jun 11, 2026	$88,100	11,235	11,265	6.5 mi	79
IL-893680 Paved · Power at road	8.6	Feb 14, 2025	$137,000	15,869	12,173	1.2 mi	78
IL-203158 Gravel · Power at road	5.9	Jun 5, 2026	$95,900	16,224	13,607	5.3 mi	77
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	17,703	3.3 mi	74
IL-463394 Dirt · Off grid	7.0	Oct 15, 2024	$52,600	7,499	9,281	5.7 mi	71
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	14,684	6.4 mi	69
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	12,433	4.6 mi	69
IL-993540 Gravel · Off grid	7.8	Sep 2, 2024	$84,500	10,832	11,660	8.3 mi	68
IL-974566 Paved · Full utilities	16.4	Apr 4, 2024	$291,500	17,782	12,262	7.3 mi	67

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Power at road)+17.6%
Market time (14 mo)+4.9%

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