IL-893680
8153 County Road 223
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
301 ft of deeded road frontage.
Power at or near the road.
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 $81,278 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-693548 Gravel · Off grid | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 15,610 | 5.8 mi | 82 |
| IL-283861 Dirt · Power at road | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 19,390 | 1.2 mi | 82 |
| IL-203158 Gravel · Power at road | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 18,855 | 4.2 mi | 81 |
| IL-183869 Gravel · Off grid | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 12,613 | 2.2 mi | 77 |
| IL-301982 Landlocked · Power at road | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 14,104 | 0.3 mi | 74 |
| IL-615042 Dirt · Off grid | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 24,531 | 4.1 mi | 73 |
| IL-832297 Gravel · Full utilities | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 20,348 | 5.5 mi | 71 |
| IL-993540 Gravel · Off grid | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 16,157 | 7.5 mi | 71 |
| IL-463394 Dirt · Off grid | 7.0 | Oct 15, 2024 | $52,600 | 7,499 | 12,860 | 6.5 mi | 70 |
| IL-374778 Paved · Off grid | 19.1 | Nov 21, 2024 | $241,600 | 12,642 | 17,229 | 3.8 mi | 66 |
Show adjustment detail for the top comp
- Tract size (7.84 ac → 8.63 ac)-0.7%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.8%
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.