Comparable sales & offer analysis
Parcel IL-499798
Madison County, IL · 726 ac · Agricultural · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,336,300
Adjusted value
$2,865,924
Value range
$2,333,628–$3,398,221
Comp $/acre
$3,949/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.5% versus the adjusted value.
Offer position
Max allowable offer
$1,637,671
Offer $/acre
$2,257/ac
Projected profit
$859,777
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-809664 | 658.5 | May 19, 2026 | $2,687,600 | 4,081 | 4,222 | 85 |
| IL-289877 | 768.4 | Jan 24, 2025 | $1,670,200 | 2,174 | 3,656 | 76 |
| IL-429441 | 560.3 | Feb 16, 2026 | $1,545,300 | 2,758 | 4,036 | 76 |
| IL-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 3,292 | 71 |
| IL-357709 | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 2,576 | 63 |
| IL-528416 | 266.6 | Mar 30, 2025 | $2,539,100 | 9,522 | 5,472 | 61 |
| IL-477795 | 170.0 | Sep 7, 2024 | $820,900 | 4,828 | 4,234 | 61 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 3,795 | 53 |
| IL-477618 | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 4,395 | 51 |
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.