Comparable sales & offer analysis
Parcel IL-534908
Madison County, IL · 21.00 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$132,300
Adjusted value
$187,538
Value range
$149,088–$225,988
Comp $/acre
$8,930/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.5% versus the adjusted value.
Offer position
Max allowable offer
$107,165
Offer $/acre
$5,103/ac
Projected profit
$56,261
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 | 12,464 | 80 |
| IL-375490 | 32.0 | Jan 14, 2026 | $337,800 | 10,550 | 9,805 | 76 |
| IL-165817 | 40.6 | Jul 27, 2026 | $252,000 | 6,213 | 8,684 | 75 |
| IL-754425 | 14.8 | Mar 23, 2026 | $101,000 | 6,823 | 6,614 | 73 |
| IL-973228 | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 9,051 | 72 |
| IL-164772 | 19.0 | May 22, 2025 | $250,300 | 13,152 | 11,126 | 72 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 7,342 | 70 |
| IL-485970 | 45.3 | May 4, 2026 | $316,200 | 6,975 | 9,350 | 69 |
| IL-743884 | 10.0 | Jun 28, 2025 | $73,800 | 7,376 | 7,187 | 69 |
| IL-763918 | 10.3 | Oct 15, 2025 | $51,100 | 4,988 | 7,077 | 68 |
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.