St. Clair County, IL · Sold

IL-408034

9139 County Road 203

$1,485,100

$7,345/ac · 202 ac

Offer report Market this tract

Acreage202 ac

Price per acre$7,345/ac

ZoningUnzoned

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedAug 23, 2023

Coordinates38.3821, -89.9181

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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

Wetlands4.3% of tract

Little to no mapped wetland coverage.

Average slope12.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,350 ft of deeded road frontage.

Power10,890 ft away

A long utility run — price in solar/off-grid instead.

Buildable area154.80 of 202.19 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,782,088

$1,408,007 – $2,156,170 · $8,814/ac on 202 ac

Asking vs estimate

-16.7%

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 $1,485,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,018,336

$5,037/ac · +30.0% target margin

You need $466,764 off asking to hit this margin.

All-in cost$1,104,895

Net resale$1,639,521

Projected profit$534,627

ROI+48.4%

Annualized+69.2%

Break-even resale$5,940/ac

Profit if resale lands off target

-20%

$206,722

-10%

$370,675

$534,627

+10%

$698,579

+20%

$862,531

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-508389 Dirt · Off grid	261.5	Jul 27, 2026	$1,430,900	5,472	8,093	6.7 mi	82
IL-268816 Paved · Off grid	356.3	Jul 27, 2026	$2,871,000	8,058	9,505	4.2 mi	81
IL-698254 Dirt · Off grid	237.1	Aug 12, 2025	$852,600	3,596	5,378	6.4 mi	81
IL-367555 Paved · Power at road	142.9	Jul 27, 2026	$1,819,500	12,732	9,870	12.0 mi	78
IL-257164 Gravel · Power at road	107.7	Jul 21, 2026	$907,100	8,425	7,170	8.6 mi	77
IL-727452 Paved · Power at road	132.6	Dec 29, 2025	$2,029,000	15,298	11,909	6.5 mi	75
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	10,701	6.9 mi	73
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	7,528	8.5 mi	73
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	8,075	6.6 mi	72
IL-579595 Gravel · Full utilities	626.4	Jul 27, 2026	$5,582,400	8,912	10,240	1.9 mi	72

Show adjustment detail for the top comp

Tract size (261.48 ac → 202.19 ac)+7.5%
Access (Dirt → Paved)+37.2%

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