St. Clair County, IL · Sold

IL-760741

1706 County Road 66

$9,800

$9,515/ac · 1.03 ac

Offer report Market this tract

Acreage1.03 ac

Price per acre$9,515/ac

ZoningRecreational

Road accessLandlocked

UtilitiesPower at road

TopographyFlat

ListedSep 27, 2023

Coordinates38.5428, -90.0318

Loading terrain…

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

Wetlands19.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power131 ft away

Power at or near the road.

Buildable area0.79 of 1.03 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$9,863

$7,525 – $12,202 · $9,576/ac on 1.03 ac

Asking vs estimate

-0.6%

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 $9,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$5,636

$5,472/ac · +30.0% target margin

You need $4,164 off asking to hit this margin.

All-in cost$6,115

Net resale$9,074

Projected profit$2,959

ROI+48.4%

Annualized+69.3%

Break-even resale$6,453/ac

Profit if resale lands off target

-20%

$1,144

-10%

$2,052

$2,959

+10%

$3,867

+20%

$4,774

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	13,922	3.7 mi	83
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	8,215	10.4 mi	80
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	8,718	7.4 mi	80
IL-111394 Dirt · Power at road	1.6	Jul 27, 2026	$16,800	10,152	8,096	8.3 mi	78
IL-710870 Paved · Power at road	1.1	Apr 26, 2026	$16,400	14,519	8,483	15.1 mi	78
IL-191184 Gravel · Full utilities	1.4	Jul 7, 2026	$24,800	17,583	9,883	9.5 mi	77
IL-231443 Paved · Full utilities	1.7	Feb 19, 2026	$34,900	20,387	9,895	3.8 mi	74
IL-481083 Paved · Off grid	1.3	Sep 16, 2024	$23,400	17,896	13,146	7.5 mi	73
IL-701117 Gravel · Full utilities	1.4	Nov 4, 2024	$20,500	15,157	9,110	10.5 mi	71
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	5,867	7.4 mi	68

Show adjustment detail for the top comp

Utilities (Full utilities → Power at road)-18.0%
Market time (17 mo)+6.0%

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