St. Clair County, IL · Sold

IL-615042

1465 County Road 115

$308,500

$13,332/ac · 23.14 ac

Offer report Market this tract

Acreage23.14 ac

Price per acre$13,332/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedDec 28, 2025

Coordinates38.5213, -89.8678

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

697 ft of deeded road frontage.

Power9,826 ft away

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

Buildable area19.17 of 23.14 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$235,826

$195,209 – $276,444 · $10,191/ac on 23.14 ac

Asking vs estimate

+30.8%

Priced above 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 $308,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$134,758

$5,824/ac · +30.0% target margin

You need $173,742 off asking to hit this margin.

All-in cost$146,212

Net resale$216,960

Projected profit$70,748

ROI+48.4%

Annualized+69.2%

Break-even resale$6,868/ac

Profit if resale lands off target

-20%

$27,356

-10%

$49,052

$70,748

+10%

$92,444

+20%

$114,140

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	13,044	2.7 mi	79
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	8,655	6.2 mi	75
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	9,638	5.6 mi	73
IL-535203 Gravel · Off grid	26.0	Oct 13, 2024	$350,600	13,479	12,699	8.6 mi	72
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	9,434	11.5 mi	72
IL-355327 Dirt · Off grid	28.4	Oct 3, 2024	$273,600	9,618	10,693	12.0 mi	72
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	10,675	7.9 mi	71
IL-283861 Dirt · Power at road	9.8	Oct 23, 2025	$133,200	13,532	10,847	3.3 mi	70
IL-183869 Gravel · Off grid	9.9	Jun 12, 2025	$84,700	8,569	7,055	2.0 mi	68
IL-693548 Gravel · Off grid	7.8	Jun 11, 2026	$88,100	11,235	8,732	9.8 mi	68

Show adjustment detail for the top comp

Tract size (24.44 ac → 23.14 ac)+0.8%
Access (Gravel → Dirt)-14.0%
Market time (16 mo)+5.5%

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