St. Clair County, IL · Sold

IL-231443

284 County Road 202

$38,100

$22,281/ac · 1.71 ac

Offer report Market this tract

Acreage1.71 ac

Price per acre$22,281/ac

ZoningMixed Use

Road accessPaved

UtilitiesFull utilities

TopographySloped

ListedDec 21, 2024

Coordinates38.5011, -89.9845

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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

Wetlands6.3% of tract

Little to no mapped wetland coverage.

Average slope27.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

279 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area0.96 of 1.71 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$35,135

$26,449 – $43,820 · $20,547/ac on 1.71 ac

Asking vs estimate

+8.4%

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 $38,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$20,077

$11,741/ac · +30.0% target margin

You need $18,023 off asking to hit this margin.

All-in cost$21,784

Net resale$32,324

Projected profit$10,540

ROI+48.4%

Annualized+69.3%

Break-even resale$13,847/ac

Profit if resale lands off target

-20%

$4,076

-10%

$7,308

$10,540

+10%

$13,773

+20%

$17,005

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	20,779	5.6 mi	88
IL-111394 Dirt · Power at road	1.6	Jul 27, 2026	$16,800	10,152	17,021	4.7 mi	86
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	26,444	6.3 mi	81
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	18,329	3.8 mi	80
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	12,335	3.8 mi	76
IL-710870 Paved · Power at road	1.1	Apr 26, 2026	$16,400	14,519	17,835	11.3 mi	75
IL-481083 Paved · Off grid	1.3	Sep 16, 2024	$23,400	17,896	27,638	3.7 mi	73
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	17,271	6.6 mi	72
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	29,269	1.2 mi	71
IL-701117 Gravel · Full utilities	1.4	Nov 4, 2024	$20,500	15,157	19,153	7.4 mi	71

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
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