St. Clair County, IL · Sold

IL-710870

3705 County Road 167

$19,100

$16,903/ac · 1.13 ac

Offer report Market this tract

Acreage1.13 ac

Price per acre$16,903/ac

ZoningUnzoned

Road accessPaved

UtilitiesPower at road

TopographyMixed

ListedOct 28, 2025

Coordinates38.3927, -89.8293

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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

Wetlands10.7% of tract

Little to no mapped wetland coverage.

Average slope5.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

141 ft of deeded road frontage.

Power12 ft away

Power at or near the road.

Buildable area0.96 of 1.13 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$19,301

$14,654 – $23,948 · $17,081/ac on 1.13 ac

Asking vs estimate

-1.0%

In line with 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 $19,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$11,029

$9,760/ac · +30.0% target margin

You need $8,071 off asking to hit this margin.

All-in cost$11,966

Net resale$17,757

Projected profit$5,790

ROI+48.4%

Annualized+69.3%

Break-even resale$11,511/ac

Profit if resale lands off target

-20%

$2,239

-10%

$4,015

$5,790

+10%

$7,566

+20%

$9,342

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-111394 Dirt · Power at road	1.6	Jul 27, 2026	$16,800	10,152	14,035	7.0 mi	84
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	14,241	4.7 mi	84
IL-191184 Gravel · Full utilities	1.4	Jul 7, 2026	$24,800	17,583	17,133	5.6 mi	81
IL-231443 Paved · Full utilities	1.7	Feb 19, 2026	$34,900	20,387	17,153	11.3 mi	74
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	15,113	7.9 mi	73
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	10,170	7.8 mi	73
IL-481083 Paved · Off grid	1.3	Sep 16, 2024	$23,400	17,896	22,788	7.6 mi	72
IL-701117 Gravel · Full utilities	1.4	Nov 4, 2024	$20,500	15,157	15,792	7.3 mi	70
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	24,133	11.5 mi	69
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	21,804	8.0 mi	69

Show adjustment detail for the top comp

Tract size (1.65 ac → 1.13 ac)+0.5%
Access (Dirt → Paved)+37.2%

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