Comparable sales & offer analysis
Parcel IL-352488
Shelby County, IL · 3.64 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$34,700
Adjusted value
$48,298
Value range
$36,325–$60,272
Comp $/acre
$13,269/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.2% versus the adjusted value.
Offer position
Max allowable offer
$27,599
Offer $/acre
$7,582/ac
Projected profit
$14,489
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 | 15,539 | 80 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 17,190 | 79 |
| IL-764116 | 11.8 | Jul 27, 2026 | $135,600 | 11,463 | 12,386 | 77 |
| IL-222704 | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 10,937 | 76 |
| IL-182203 | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 10,584 | 75 |
| IL-442474 | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 7,867 | 75 |
| IL-931707 | 2.1 | May 23, 2025 | $38,600 | 18,651 | 17,268 | 70 |
| IL-331377 | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 17,811 | 69 |
| IL-563484 | 7.5 | Feb 28, 2025 | $66,400 | 8,870 | 12,391 | 65 |
| IL-251788 | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 10,533 | 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.