Comparable sales & offer analysis
Parcel IL-357709
Madison County, IL · 160 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$495,000
Adjusted value
$673,084
Value range
$512,215–$833,954
Comp $/acre
$4,213/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.5% versus the adjusted value.
Offer position
Max allowable offer
$384,620
Offer $/acre
$2,407/ac
Projected profit
$201,925
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-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 3,320 | 83 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 2,570 | 81 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 3,827 | 78 |
| IL-477618 | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 4,432 | 76 |
| IL-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 4,677 | 74 |
| IL-477795 | 170.0 | Sep 7, 2024 | $820,900 | 4,828 | 4,270 | 70 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 3,857 | 69 |
| IL-528416 | 266.6 | Mar 30, 2025 | $2,539,100 | 9,522 | 5,519 | 69 |
| IL-146485 | 65.8 | Jun 11, 2024 | $676,200 | 10,271 | 6,158 | 60 |
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.