Comparable sales & offer analysis
Parcel IL-477795
Madison County, IL · 170 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$884,600
Adjusted value
$842,493
Value range
$616,648–$1,068,338
Comp $/acre
$4,955/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.0% versus the adjusted value.
Offer position
Max allowable offer
$481,425
Offer $/acre
$2,831/ac
Projected profit
$252,748
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 | 4,081 | 86 |
| IL-357709 | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 3,193 | 81 |
| IL-786823 | 84.1 | Jul 27, 2026 | $390,400 | 4,642 | 5,749 | 79 |
| IL-627185 | 109.3 | Jul 27, 2026 | $552,100 | 5,051 | 3,159 | 75 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 4,704 | 74 |
| IL-477618 | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 5,448 | 71 |
| IL-156110 | 50.2 | May 14, 2026 | $368,900 | 7,353 | 4,741 | 69 |
| IL-528416 | 266.6 | Mar 30, 2025 | $2,539,100 | 9,522 | 6,783 | 66 |
| IL-429441 | 560.3 | Feb 16, 2026 | $1,545,300 | 2,758 | 5,003 | 64 |
| IL-146485 | 65.8 | Jun 11, 2024 | $676,200 | 10,271 | 7,569 | 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.