IL-589052
2487 County Road 274
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
3,552 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $624,574 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-268816 Paved · Off grid | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 9,337 | 5.9 mi | 87 |
| IL-579595 Gravel · Full utilities | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 10,059 | 8.8 mi | 81 |
| IL-229738 Gravel · Power at road | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 6,620 | 6.4 mi | 79 |
| IL-508389 Dirt · Off grid | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 7,951 | 11.0 mi | 74 |
| IL-649698 Paved · Full utilities | 674.9 | Jan 31, 2025 | $5,309,700 | 7,867 | 8,178 | 6.8 mi | 73 |
| IL-367555 Paved · Power at road | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 9,696 | 2.2 mi | 72 |
| IL-727452 Paved · Power at road | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 11,699 | 3.3 mi | 65 |
| IL-698254 Dirt · Off grid | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 5,284 | 12.4 mi | 64 |
| IL-408034 Paved · Off grid | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 7,887 | 9.8 mi | 58 |
Show adjustment detail for the top comp
- Tract size (356.27 ac → 422.69 ac)-5.0%
- Access (Paved → Gravel)-15.3%
- Utilities (Off grid → Full utilities)+43.5%
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.