Comparable sales & offer analysis
Parcel IL-131480
Madison County, IL · 1.75 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$18,000
Adjusted value
$19,404
Value range
$15,668–$23,140
Comp $/acre
$11,088/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.2% versus the adjusted value.
Offer position
Max allowable offer
$11,088
Offer $/acre
$6,336/ac
Projected profit
$5,821
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-921810 | 2.2 | Oct 9, 2024 | $20,900 | 9,377 | 10,207 | 75 |
| IL-391017 | 1.3 | Nov 1, 2025 | $12,600 | 10,090 | 12,125 | 71 |
| IL-973228 | 6.2 | Jul 27, 2026 | $73,300 | 11,788 | 10,533 | 69 |
| IL-452430 | 3.5 | Apr 4, 2025 | $34,100 | 9,768 | 10,562 | 67 |
| IL-451240 | 1.5 | Jun 19, 2024 | $20,000 | 13,614 | 14,709 | 66 |
| IL-363426 | 7.2 | Nov 13, 2024 | $64,600 | 8,998 | 7,117 | 65 |
| IL-623260 | 6.4 | Mar 2, 2026 | $86,800 | 13,645 | 12,412 | 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.