St. Clair County, IL · Sold

IL-698254

6923 County Road 31

$996,000

$4,200/ac · 237 ac

Offer report Market this tract

Acreage237 ac

Price per acre$4,200/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedSep 9, 2024

Coordinates38.3849, -90.0366

Loading terrain…

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

Wetlands4.3% of tract

Little to no mapped wetland coverage.

Average slope3.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,371 ft of deeded road frontage.

Power2,238 ft away

Service extension needed; get a utility quote.

Buildable area215.58 of 237.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,494,908

$1,254,331 – $1,735,485 · $6,304/ac on 237 ac

Asking vs estimate

-33.4%

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 $996,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$854,233

$3,603/ac · +30.0% target margin

You need $141,767 off asking to hit this margin.

All-in cost$926,843

Net resale$1,375,315

Projected profit$448,473

ROI+48.4%

Annualized+69.2%

Break-even resale$4,249/ac

Profit if resale lands off target

-20%

$173,410

-10%

$310,941

$448,473

+10%

$586,004

+20%

$723,536

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	5,640	1.9 mi	92
IL-268816 Paved · Off grid	356.3	Jul 27, 2026	$2,871,000	8,058	6,623	7.0 mi	79
IL-257164 Gravel · Power at road	107.7	Jul 21, 2026	$907,100	8,425	4,996	6.1 mi	78
IL-408034 Paved · Off grid	202.2	Feb 3, 2024	$1,467,300	7,257	5,595	6.4 mi	75
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	5,627	2.1 mi	73
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	5,246	5.5 mi	73
IL-367555 Paved · Power at road	142.9	Jul 27, 2026	$1,819,500	12,732	6,878	14.3 mi	72
IL-579595 Gravel · Full utilities	626.4	Jul 27, 2026	$5,582,400	8,912	7,135	5.2 mi	71
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	7,457	11.6 mi	69
IL-727452 Paved · Power at road	132.6	Dec 29, 2025	$2,029,000	15,298	8,299	9.5 mi	69

Show adjustment detail for the top comp

Tract size (261.48 ac → 237.12 ac)+2.8%

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.

Build the listing kit Post a deal or JV