Comparable sales & offer analysis
Parcel IL-146485
Madison County, IL · 65.83 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$730,200
Adjusted value
$480,194
Value range
$375,084–$585,304
Comp $/acre
$7,294/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +52.1% versus the adjusted value.
Offer position
Max allowable offer
$274,397
Offer $/acre
$4,168/ac
Projected profit
$144,058
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-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 8,559 | 81 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 7,059 | 81 |
| IL-165817 | 40.6 | Jul 27, 2026 | $252,000 | 6,213 | 8,349 | 76 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 4,703 | 75 |
| IL-375490 | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 9,427 | 75 |
| IL-485970 | 45.3 | May 4, 2026 | $316,200 | 6,975 | 8,989 | 74 |
| IL-357709 | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 4,754 | 72 |
| IL-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 6,076 | 72 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 7,004 | 63 |
| IL-477795 | 170.0 | Sep 7, 2024 | $820,900 | 4,828 | 7,813 | 63 |
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.