IL-268816
1580 County Road 188
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $1,750,024 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-589052 Gravel · Full utilities | 422.7 | Mar 23, 2026 | $2,862,000 | 6,771 | 5,954 | 5.9 mi | 83 |
| IL-508389 Dirt · Off grid | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 6,877 | 6.1 mi | 82 |
| IL-579595 Gravel · Full utilities | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 8,701 | 2.9 mi | 78 |
| IL-229738 Gravel · Power at road | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 5,726 | 2.8 mi | 77 |
| IL-367555 Paved · Power at road | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 8,386 | 8.1 mi | 73 |
| IL-649698 Paved · Full utilities | 674.9 | Jan 31, 2025 | $5,309,700 | 7,867 | 7,074 | 4.6 mi | 72 |
| IL-698254 Dirt · Off grid | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 4,570 | 7.0 mi | 72 |
| IL-727452 Paved · Power at road | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 10,119 | 2.7 mi | 70 |
| IL-257164 Gravel · Power at road | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 6,092 | 5.6 mi | 68 |
| IL-408034 Paved · Off grid | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 6,822 | 4.2 mi | 68 |
Show adjustment detail for the top comp
- Tract size (422.69 ac → 356.27 ac)+5.2%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (5 mo)+1.7%
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.