St. Clair County, IL · Sold

IL-481083

7235 County Road 274

$22,200

$16,947/ac · 1.31 ac

Offer report Market this tract

Acreage1.31 ac

Price per acre$16,947/ac

ZoningRecreational

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedDec 14, 2023

Coordinates38.4712, -89.9278

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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

Wetlands5.9% of tract

Little to no mapped wetland coverage.

Average slope14.0%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power7,502 ft away

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

Buildable area0.99 of 1.31 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$18,194

$14,098 – $22,290 · $13,889/ac on 1.31 ac

Asking vs estimate

+22.0%

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 $22,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$10,397

$7,936/ac · +30.0% target margin

You need $11,803 off asking to hit this margin.

All-in cost$11,281

Net resale$16,739

Projected profit$5,458

ROI+48.4%

Annualized+69.2%

Break-even resale$9,360/ac

Profit if resale lands off target

-20%

$2,110

-10%

$3,784

$5,458

+10%

$7,132

+20%

$8,806

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IL-191184 Gravel · Full utilities	1.4	Jul 7, 2026	$24,800	17,583	14,536	2.0 mi	86
IL-111394 Dirt · Power at road	1.6	Jul 27, 2026	$16,800	10,152	11,907	1.3 mi	84
IL-301982 Landlocked · Power at road	2.5	Jul 27, 2026	$21,600	8,569	12,822	0.9 mi	82
IL-710870 Paved · Power at road	1.1	Apr 26, 2026	$16,400	14,519	12,476	7.6 mi	82
IL-231443 Paved · Full utilities	1.7	Feb 19, 2026	$34,900	20,387	14,553	3.7 mi	81
IL-350331 Landlocked · Off grid	0.8	Jul 27, 2026	$5,300	6,987	12,082	3.0 mi	80
IL-701117 Gravel · Full utilities	1.4	Nov 4, 2024	$20,500	15,157	13,398	4.7 mi	79
IL-270633 Landlocked · Full utilities	0.9	Mar 8, 2025	$15,200	16,029	20,476	3.9 mi	75
IL-681816 Gravel · Power at road	2.2	Oct 30, 2025	$18,500	8,248	8,629	0.8 mi	73
IL-832297 Gravel · Full utilities	3.2	Jul 27, 2026	$69,900	22,041	18,499	4.9 mi	72

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
Utilities (Full utilities → Off grid)-30.3%
Market time (1 mo)+0.5%

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