Comparable sales & offer analysis
Parcel IL-477795
Madison County, IL · 170 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$884,600
Adjusted value
$837,318
Value range
$612,721–$1,061,914
Comp $/acre
$4,924/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.6% versus the adjusted value.
Offer position
Max allowable offer
$478,467
Offer $/acre
$2,814/ac
Projected profit
$251,195
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-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 4,058 | 87 |
| IL-357709 | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 3,175 | 82 |
| IL-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 5,717 | 80 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 3,141 | 77 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 4,679 | 74 |
| IL-477618 | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 5,420 | 72 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 4,715 | 70 |
| IL-528416 | 266.6 | Mar 30, 2025 | $2,539,100 | 9,522 | 6,748 | 67 |
| IL-429441 | 560.3 | Feb 16, 2026 | $1,545,300 | 2,758 | 4,975 | 65 |
| IL-146485 | 65.8 | Jun 11, 2024 | $676,200 | 10,271 | 7,531 | 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.