Comparable sales & offer analysis
Parcel IL-222704
Shelby County, IL · 4.25 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$49,500
Adjusted value
$64,068
Value range
$46,416–$81,719
Comp $/acre
$15,075/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.7% versus the adjusted value.
Offer position
Max allowable offer
$36,610
Offer $/acre
$8,614/ac
Projected profit
$19,220
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-523027 | 5.4 | Jul 27, 2026 | $66,900 | 12,436 | 17,279 | 85 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 19,118 | 80 |
| IL-182203 | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 11,772 | 79 |
| IL-352488 | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 9,800 | 76 |
| IL-442474 | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 8,752 | 69 |
| IL-931707 | 2.1 | May 23, 2025 | $38,600 | 18,651 | 19,207 | 68 |
| IL-764116 | 11.8 | Jul 27, 2026 | $135,600 | 11,463 | 13,774 | 68 |
| IL-251788 | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 11,718 | 67 |
| IL-331377 | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 19,809 | 65 |
| IL-643686 | 8.7 | Oct 21, 2024 | $130,900 | 15,104 | 19,883 | 64 |
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.