Comparable sales & offer analysis
Parcel IL-165817
Madison County, IL · 40.57 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$284,800
Adjusted value
$247,279
Value range
$180,538–$314,019
Comp $/acre
$6,095/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +15.2% versus the adjusted value.
Offer position
Max allowable offer
$141,302
Offer $/acre
$3,483/ac
Projected profit
$74,184
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-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 5,293 | 83 |
| IL-485970 | 45.3 | May 4, 2026 | $316,200 | 6,975 | 6,741 | 79 |
| IL-375490 | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 7,070 | 73 |
| IL-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 6,419 | 72 |
| IL-494589 | 16.7 | Dec 1, 2025 | $208,900 | 12,533 | 8,987 | 72 |
| IL-754425 | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 4,769 | 71 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 3,527 | 68 |
| IL-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 4,556 | 67 |
| IL-146485 | 65.8 | Jun 11, 2024 | $676,200 | 10,271 | 8,451 | 65 |
| IL-534908 | 21.0 | May 20, 2024 | $132,800 | 6,325 | 5,015 | 64 |
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.