Comparable sales & offer analysis
Parcel IL-809664
Madison County, IL · 659 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,150,800
Adjusted value
$2,432,173
Value range
$1,910,620–$2,953,726
Comp $/acre
$3,693/ac
Weighted from 9 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
$1,389,813
Offer $/acre
$2,111/ac
Projected profit
$729,652
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-499798 | 725.6 | Mar 17, 2026 | $2,053,600 | 2,830 | 2,843 | 83 |
| IL-429441 | 560.3 | Feb 16, 2026 | $1,545,300 | 2,758 | 3,963 | 80 |
| IL-289877 | 768.4 | Jan 24, 2025 | $1,670,200 | 2,174 | 3,590 | 76 |
| IL-357709 | 159.8 | Jul 27, 2026 | $411,800 | 2,578 | 2,529 | 66 |
| IL-727500 | 137.3 | Jul 27, 2026 | $506,300 | 3,687 | 3,232 | 64 |
| IL-528416 | 266.6 | Mar 30, 2025 | $2,539,100 | 9,522 | 5,373 | 61 |
| IL-477795 | 170.0 | Sep 7, 2024 | $820,900 | 4,828 | 4,157 | 60 |
| IL-587601 | 147.8 | Feb 26, 2025 | $798,100 | 5,402 | 3,726 | 54 |
| IL-477618 | 149.6 | Aug 15, 2024 | $526,400 | 3,519 | 4,315 | 52 |
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.