St. Clair County, IL · Sold

IL-505117

3778 County Road 364

$323,200

$13,224/ac · 24.44 ac

Offer report Market this tract

Acreage24.44 ac

Price per acre$13,224/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 17, 2024

Coordinates38.4969, -89.9073

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands14.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power7,096 ft away

A long utility run — price in solar/off-grid instead.

Buildable area19.83 of 24.44 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$294,141

$237,478 – $350,805 · $12,035/ac on 24.44 ac

Asking vs estimate

+9.9%

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 $323,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$168,081

$6,877/ac · +30.0% target margin

You need $155,119 off asking to hit this margin.

All-in cost$182,368

Net resale$270,610

Projected profit$88,242

ROI+48.4%

Annualized+69.2%

Break-even resale$8,111/ac

Profit if resale lands off target

-20%

$34,120

-10%

$61,181

$88,242

+10%

$115,303

+20%

$142,364

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	15,833	2.7 mi	86
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	9,986	4.0 mi	82
IL-535203 Gravel · Off grid	26.0	Oct 13, 2024	$350,600	13,479	14,653	7.3 mi	77
IL-693548 Gravel · Off grid	7.8	Jun 11, 2026	$88,100	11,235	10,076	7.3 mi	76
IL-355327 Dirt · Off grid	28.4	Oct 3, 2024	$273,600	9,618	12,338	9.4 mi	75
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	14,426	3.7 mi	74
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	11,120	3.7 mi	74
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	10,885	8.8 mi	73
IL-183869 Gravel · Off grid	9.9	Jun 12, 2025	$84,700	8,569	8,141	0.8 mi	72
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	12,317	5.8 mi	71

Show adjustment detail for the top comp

Tract size (23.14 ac → 24.44 ac)-0.8%
Access (Dirt → Gravel)+16.3%
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.

Build the listing kit Post a deal or JV