IL-463394
770 County Road 173
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
271 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $9,644 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-203158 Gravel · Power at road | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 11,842 | 9.0 mi | 83 |
| IL-693548 Gravel · Off grid | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 9,804 | 7.7 mi | 83 |
| IL-183869 Gravel · Off grid | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 7,921 | 7.0 mi | 76 |
| IL-283861 Dirt · Power at road | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 12,178 | 5.7 mi | 76 |
| IL-993540 Gravel · Off grid | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 10,148 | 14.0 mi | 73 |
| IL-832297 Gravel · Full utilities | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 12,780 | 8.3 mi | 71 |
| IL-893680 Paved · Power at road | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 10,594 | 6.5 mi | 71 |
| IL-301982 Landlocked · Power at road | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 8,858 | 6.5 mi | 70 |
| IL-615042 Dirt · Off grid | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 15,406 | 7.1 mi | 70 |
| IL-681816 Gravel · Power at road | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 5,961 | 6.5 mi | 62 |
Show adjustment detail for the top comp
- Tract size (5.91 ac → 7.01 ac)-1.0%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- 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.