St. Clair County, IL · Sold

IL-183869

1916 County Road 276

$82,200

$8,311/ac · 9.89 ac

Offer report Market this tract

Acreage9.89 ac

Price per acre$8,311/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedAug 8, 2024

Coordinates38.5064, -89.8998

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands18.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

655 ft of deeded road frontage.

Power4,688 ft away

Service extension needed; get a utility quote.

Buildable area7.66 of 9.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$130,236

$106,717 – $153,755 · $13,168/ac on 9.89 ac

Asking vs estimate

-36.9%

Priced below 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 $82,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$74,421

$7,525/ac · +30.0% target margin

You need $7,779 off asking to hit this margin.

All-in cost$80,747

Net resale$119,817

Projected profit$39,070

ROI+48.4%

Annualized+69.2%

Break-even resale$8,874/ac

Profit if resale lands off target

-20%

$15,107

-10%

$27,089

$39,070

+10%

$51,052

+20%

$63,034

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-693548 Gravel · Off grid	7.8	Jun 11, 2026	$88,100	11,235	11,130	8.0 mi	83
IL-203158 Gravel · Power at road	5.9	Jun 5, 2026	$95,900	16,224	13,443	6.3 mi	83
IL-283861 Dirt · Power at road	9.8	Oct 23, 2025	$133,200	13,532	13,825	1.7 mi	82
IL-993540 Gravel · Off grid	7.8	Sep 2, 2024	$84,500	10,832	11,520	7.4 mi	77
IL-893680 Paved · Power at road	8.6	Feb 14, 2025	$137,000	15,869	12,027	2.2 mi	76
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	17,490	2.0 mi	74
IL-463394 Dirt · Off grid	7.0	Oct 15, 2024	$52,600	7,499	9,169	7.0 mi	73
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	16,626	0.8 mi	71
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	14,508	7.8 mi	71
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	12,284	3.9 mi	67

Show adjustment detail for the top comp

Tract size (7.84 ac → 9.89 ac)-1.7%
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.

Build the listing kit Post a deal or JV