Comparable sales & offer analysis
Parcel IL-182203
Shelby County, IL · 2.96 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$22,700
Adjusted value
$28,721
Value range
$20,905–$36,537
Comp $/acre
$9,703/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.0% versus the adjusted value.
Offer position
Max allowable offer
$16,412
Offer $/acre
$5,545/ac
Projected profit
$8,616
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-222704 | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 7,670 | 80 |
| IL-523027 | 5.4 | Jul 27, 2026 | $66,900 | 12,436 | 10,897 | 79 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 12,055 | 79 |
| IL-352488 | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 6,180 | 77 |
| IL-251788 | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 7,387 | 70 |
| IL-442474 | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 5,517 | 69 |
| IL-931707 | 2.1 | May 23, 2025 | $38,600 | 18,651 | 12,110 | 68 |
| IL-331377 | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 12,491 | 67 |
| IL-480660 | 1.0 | May 15, 2024 | $11,800 | 12,198 | 11,183 | 61 |
| IL-643686 | 8.7 | Oct 21, 2024 | $130,900 | 15,104 | 12,535 | 59 |
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.