Comparable sales & offer analysis
Parcel IL-485970
Madison County, IL · 45.33 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$321,000
Adjusted value
$296,777
Value range
$217,264–$376,290
Comp $/acre
$6,547/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.2% versus the adjusted value.
Offer position
Max allowable offer
$169,587
Offer $/acre
$3,741/ac
Projected profit
$89,033
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-165817 | 40.6 | Jul 27, 2026 | $252,000 | 6,213 | 6,555 | 83 |
| IL-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 4,770 | 82 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 5,542 | 80 |
| IL-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 6,720 | 80 |
| IL-375490 | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 7,402 | 76 |
| IL-754425 | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 4,993 | 74 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 3,693 | 73 |
| IL-164772 | 19.0 | May 22, 2025 | $250,300 | 13,152 | 8,401 | 67 |
| IL-494589 | 16.7 | Dec 1, 2025 | $208,900 | 12,533 | 9,410 | 67 |
| IL-146485 | 65.8 | Jun 11, 2024 | $676,200 | 10,271 | 8,852 | 65 |
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.