IL-886565
6499 County Road 117
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $151,419 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-506650 Gravel · Off grid | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 8,752 | 3.4 mi | 86 |
| IL-257164 Gravel · Power at road | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 7,771 | 0.6 mi | 86 |
| IL-626787 Gravel · Off grid | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 11,599 | 9.9 mi | 80 |
| IL-626456 Gravel · Off grid | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 9,903 | 7.4 mi | 79 |
| IL-775868 Paved · Power at road | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 8,029 | 4.1 mi | 78 |
| IL-367555 Paved · Power at road | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 10,697 | 10.2 mi | 71 |
| IL-475998 Gravel · Off grid | 46.3 | Jul 23, 2024 | $553,300 | 11,961 | 11,641 | 0.9 mi | 70 |
| IL-727452 Paved · Power at road | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 12,908 | 7.1 mi | 69 |
| IL-698254 Dirt · Off grid | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 5,829 | 5.5 mi | 65 |
| IL-615042 Dirt · Off grid | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 12,730 | 9.8 mi | 64 |
Show adjustment detail for the top comp
- Tract size (74.19 ac → 69.76 ac)+1.4%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
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.