St. Clair County, IL · Sold

IL-775868

451 County Road 381

$513,300

$12,192/ac · 42.10 ac

Offer report Market this tract

Acreage42.10 ac

Price per acre$12,192/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedJan 4, 2026

Coordinates38.5064, -89.9802

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands17.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope11.5%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power137 ft away

Power at or near the road.

Buildable area33.00 of 42.10 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$684,455

$575,807 – $793,104 · $16,258/ac on 42.10 ac

Asking vs estimate

-25.0%

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 $513,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$391,117

$9,290/ac · +30.0% target margin

You need $122,183 off asking to hit this margin.

All-in cost$424,362

Net resale$629,699

Projected profit$205,337

ROI+48.4%

Annualized+69.3%

Break-even resale$10,956/ac

Profit if resale lands off target

-20%

$79,397

-10%

$142,367

$205,337

+10%

$268,307

+20%

$331,277

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-886565 Landlocked · Full utilities	69.8	Jul 27, 2026	$567,900	8,141	12,876	4.1 mi	78
IL-506650 Gravel · Off grid	74.2	Jul 27, 2026	$654,600	8,824	13,811	6.9 mi	75
IL-257164 Gravel · Power at road	107.7	Jul 21, 2026	$907,100	8,425	12,263	3.5 mi	74
IL-626787 Gravel · Off grid	81.9	Jul 27, 2026	$936,400	11,429	18,304	7.5 mi	73
IL-626456 Gravel · Off grid	64.5	Feb 3, 2026	$651,100	10,101	15,628	7.4 mi	73
IL-367555 Paved · Power at road	142.9	Jul 27, 2026	$1,819,500	12,732	16,882	6.2 mi	73
IL-475998 Gravel · Off grid	46.3	Jul 23, 2024	$553,300	11,961	18,371	4.0 mi	73
IL-505117 Gravel · Off grid	24.4	Apr 26, 2025	$348,700	14,269	19,098	4.0 mi	73
IL-615042 Dirt · Off grid	23.1	Apr 15, 2026	$313,100	13,532	20,090	6.2 mi	72
IL-355327 Dirt · Off grid	28.4	Oct 3, 2024	$273,600	9,618	15,655	7.9 mi	70

Show adjustment detail for the top comp

Tract size (69.76 ac → 42.1 ac)+10.9%
Access (Landlocked → Paved)+73.5%
Utilities (Full utilities → Power at road)-18.0%

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