IL-693548
6927 County Road 85
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
712 ft of deeded road frontage.
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 $38,909 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 | 13,672 | 3.4 mi | 83 |
| IL-832297 Gravel · Full utilities | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 14,755 | 0.9 mi | 83 |
| IL-993540 Gravel · Off grid | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 11,716 | 11.0 mi | 76 |
| IL-183869 Gravel · Off grid | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 9,146 | 8.0 mi | 76 |
| IL-283861 Dirt · Power at road | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 14,060 | 6.5 mi | 74 |
| IL-893680 Paved · Power at road | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 12,232 | 5.8 mi | 73 |
| IL-463394 Dirt · Off grid | 7.0 | Oct 15, 2024 | $52,600 | 7,499 | 9,325 | 7.7 mi | 73 |
| IL-301982 Landlocked · Power at road | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 10,227 | 6.1 mi | 70 |
| IL-505117 Gravel · Off grid | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 16,909 | 7.3 mi | 68 |
| IL-615042 Dirt · Off grid | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 17,788 | 9.8 mi | 67 |
Show adjustment detail for the top comp
- Tract size (5.91 ac → 7.84 ac)-1.7%
- 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.