Comparable sales & offer analysis
Parcel IL-452430
Madison County, IL · 3.49 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$31,800
Adjusted value
$35,886
Value range
$28,491–$43,281
Comp $/acre
$10,283/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.4% versus the adjusted value.
Offer position
Max allowable offer
$20,506
Offer $/acre
$5,876/ac
Projected profit
$10,766
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| IL-973228 | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 10,297 | 84 |
| IL-921810 | 2.2 | Oct 9, 2024 | $20,900 | 9,377 | 9,983 | 74 |
| IL-623260 | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 12,135 | 74 |
| IL-763918 | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 8,053 | 73 |
| IL-131480 | 1.8 | Oct 7, 2025 | $19,200 | 10,965 | 11,167 | 71 |
| IL-743884 | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 8,179 | 69 |
| IL-391017 | 1.3 | Nov 1, 2025 | $12,600 | 10,090 | 11,855 | 65 |
| IL-363426 | 7.2 | Nov 13, 2024 | $64,600 | 8,998 | 6,960 | 64 |
| IL-451240 | 1.5 | Jun 19, 2024 | $20,000 | 13,614 | 14,386 | 59 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.