St. Clair County, IL · Sold

IL-367555

6289 County Road 77

$2,184,300

$15,284/ac · 143 ac

Offer report Market this tract

Acreage143 ac

Price per acre$15,284/ac

ZoningResidential

Road accessPaved

UtilitiesPower at road

TopographyFlat

ListedJun 25, 2026

Coordinates38.5530, -89.8827

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands20.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,196 ft of deeded road frontage.

Power228 ft away

Power at or near the road.

Buildable area108.48 of 142.91 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,614,222

$1,316,609 – $1,911,836 · $11,295/ac on 143 ac

Asking vs estimate

+35.3%

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 $2,184,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$922,413

$6,455/ac · +30.0% target margin

You need $1,261,887 off asking to hit this margin.

All-in cost$1,000,818

Net resale$1,485,084

Projected profit$484,266

ROI+48.4%

Annualized+69.2%

Break-even resale$7,612/ac

Profit if resale lands off target

-20%

$187,249

-10%

$335,758

$484,266

+10%

$632,775

+20%

$781,283

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-727452 Paved · Power at road	132.6	Dec 29, 2025	$2,029,000	15,298	15,397	5.5 mi	88
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	13,835	6.2 mi	80
IL-257164 Gravel · Power at road	107.7	Jul 21, 2026	$907,100	8,425	9,269	9.6 mi	80
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	10,439	12.5 mi	75
IL-268816 Paved · Off grid	356.3	Jul 27, 2026	$2,871,000	8,058	12,288	8.1 mi	73
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	9,578	6.2 mi	73
IL-508389 Dirt · Off grid	261.5	Jul 27, 2026	$1,430,900	5,472	10,463	12.8 mi	71
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	9,732	10.2 mi	71
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	11,813	9.8 mi	71
IL-589052 Gravel · Full utilities	422.7	Mar 23, 2026	$2,862,000	6,771	9,060	2.2 mi	69

Show adjustment detail for the top comp

Tract size (132.63 ac → 142.91 ac)-1.9%
Market time (8 mo)+2.6%

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