Comparable sales & offer analysis
Parcel IL-587323
Shelby County, IL · 121 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$974,800
Adjusted value
$1,111,859
Value range
$854,958–$1,368,760
Comp $/acre
$9,204/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.3% versus the adjusted value.
Offer position
Max allowable offer
$635,348
Offer $/acre
$5,260/ac
Projected profit
$333,558
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-977596 | 147.2 | Jan 31, 2026 | $562,000 | 3,818 | 6,898 | 74 |
| IL-556586 | 70.8 | Jan 8, 2026 | $824,900 | 11,647 | 12,877 | 73 |
| IL-145754 | 38.8 | Jul 27, 2026 | $503,900 | 13,001 | 10,537 | 71 |
| IL-655776 | 39.4 | Feb 26, 2026 | $262,200 | 6,657 | 6,495 | 69 |
| IL-666471 | 65.2 | Sep 28, 2025 | $331,700 | 5,091 | 9,668 | 69 |
| IL-587912 | 185.1 | Sep 29, 2025 | $749,000 | 4,047 | 7,888 | 69 |
| IL-638565 | 297.0 | Oct 5, 2023 | $1,470,800 | 4,952 | 10,132 | 61 |
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.