Comparable sales & offer analysis
Parcel IL-164772
Madison County, IL · 19.03 ac · Residential · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$257,500
Adjusted value
$209,815
Value range
$166,438–$253,192
Comp $/acre
$11,025/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.7% versus the adjusted value.
Offer position
Max allowable offer
$119,894
Offer $/acre
$6,300/ac
Projected profit
$62,945
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-494589 | 16.7 | Dec 1, 2025 | $208,900 | 12,533 | 15,580 | 78 |
| IL-754425 | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 8,267 | 77 |
| IL-375490 | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 12,256 | 75 |
| IL-485970 | 45.3 | May 4, 2026 | $316,200 | 6,975 | 11,687 | 73 |
| IL-763918 | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 8,846 | 70 |
| IL-165817 | 40.6 | Jul 27, 2026 | $252,000 | 6,213 | 10,855 | 69 |
| IL-534908 | 21.0 | May 20, 2024 | $132,800 | 6,325 | 8,695 | 69 |
| IL-623260 | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 13,331 | 68 |
| IL-743884 | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 8,984 | 67 |
| IL-973228 | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 11,313 | 67 |
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.