Comparable sales & offer analysis
Parcel IL-658536
Montgomery County, IL · 291 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,495,000
Adjusted value
$1,374,938
Value range
$1,165,772–$1,584,104
Comp $/acre
$4,727/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.7% versus the adjusted value.
Offer position
Max allowable offer
$785,679
Offer $/acre
$2,701/ac
Projected profit
$412,481
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-988518 | 287.1 | Jul 27, 2026 | $1,233,800 | 4,298 | 5,427 | 88 |
| IL-159177 | 462.8 | Jul 27, 2026 | $2,268,700 | 4,902 | 4,847 | 77 |
| IL-119689 | 670.6 | Jul 27, 2026 | $2,265,800 | 3,379 | 3,739 | 76 |
| IL-408832 | 360.4 | Feb 21, 2024 | $2,297,200 | 6,374 | 5,462 | 66 |
| IL-557538 | 141.2 | Feb 13, 2024 | $1,294,300 | 9,169 | 4,966 | 60 |
| IL-516824 | 84.2 | Jul 18, 2025 | $687,600 | 8,171 | 3,677 | 56 |
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.