St. Clair County, IL · Sold

IL-535203

8395 County Road 227

$340,700

$13,099/ac · 26.01 ac

Offer report Market this tract

Acreage26.01 ac

Price per acre$13,099/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedSep 13, 2023

Coordinates38.3968, -89.8663

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope4.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,222 ft of deeded road frontage.

Power5,248 ft away

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

Buildable area24.19 of 26.01 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$327,222

$274,055 – $380,390 · $12,581/ac on 26.01 ac

Asking vs estimate

+4.1%

In line with 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 $340,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$186,984

$7,189/ac · +30.0% target margin

You need $153,716 off asking to hit this margin.

All-in cost$202,878

Net resale$301,045

Projected profit$98,167

ROI+48.4%

Annualized+69.3%

Break-even resale$8,478/ac

Profit if resale lands off target

-20%

$37,958

-10%

$68,062

$98,167

+10%

$128,271

+20%

$158,376

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	15,690	8.6 mi	81
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	14,915	7.3 mi	79
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	9,896	9.8 mi	75
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	12,205	2.8 mi	74
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	14,295	5.0 mi	74
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	10,786	9.1 mi	73
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	11,020	10.1 mi	73
IL-355327 Dirt · Off grid	28.4	Oct 3, 2024	$273,600	9,618	12,226	8.6 mi	72
IL-693548 Gravel · Off grid	7.8	Jun 11, 2026	$88,100	11,235	9,984	5.3 mi	72
IL-475998 Gravel · Off grid	46.3	Jul 23, 2024	$553,300	11,961	14,347	9.3 mi	70

Show adjustment detail for the top comp

Tract size (23.14 ac → 26.01 ac)-1.7%
Access (Dirt → Gravel)+16.3%
Market time (4 mo)+1.4%

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