St. Clair County, IL · Sold

IL-355327

9834 County Road 243

$327,300

$11,504/ac · 28.45 ac

Offer report Market this tract

Acreage28.45 ac

Price per acre$11,504/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedDec 23, 2023

Coordinates38.3984, -90.0259

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands9.5% of tract

Little to no mapped wetland coverage.

Average slope8.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power13,284 ft away

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

Buildable area24.46 of 28.45 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$308,287

$256,915 – $359,659 · $10,836/ac on 28.45 ac

Asking vs estimate

+6.2%

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 $327,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$176,164

$6,192/ac · +30.0% target margin

You need $151,136 off asking to hit this margin.

All-in cost$191,138

Net resale$283,624

Projected profit$92,486

ROI+48.4%

Annualized+69.2%

Break-even resale$7,303/ac

Profit if resale lands off target

-20%

$35,761

-10%

$64,123

$92,486

+10%

$120,848

+20%

$149,211

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-775868 Paved · Power at road	42.1	Jul 27, 2026	$532,300	12,644	8,395	7.9 mi	82
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	13,310	12.0 mi	80
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	12,653	9.4 mi	78
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	9,151	1.2 mi	76
IL-535203 Gravel · Off grid	26.0	Oct 13, 2024	$350,600	13,479	12,318	8.6 mi	72
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	8,531	4.6 mi	72
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	10,354	6.1 mi	70
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	12,127	10.6 mi	70
IL-475998 Gravel · Off grid	46.3	Jul 23, 2024	$553,300	11,961	12,172	4.1 mi	68
IL-374778 Paved · Off grid	19.1	Nov 21, 2024	$241,600	12,642	9,348	8.8 mi	67

Show adjustment detail for the top comp

Tract size (42.1 ac → 28.45 ac)+6.9%
Access (Paved → Dirt)-27.1%
Utilities (Power at road → Off grid)-15.0%

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