Comparable sales & offer analysis
Parcel IL-764116
Shelby County, IL · 11.83 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$148,200
Adjusted value
$145,291
Value range
$106,060–$184,522
Comp $/acre
$12,282/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.0% versus the adjusted value.
Offer position
Max allowable offer
$83,023
Offer $/acre
$7,018/ac
Projected profit
$43,587
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 | 14,492 | 74 |
| IL-352488 | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 8,218 | 72 |
| IL-124539 | 16.1 | Aug 4, 2024 | $156,100 | 9,708 | 15,679 | 70 |
| IL-563484 | 7.5 | Feb 28, 2025 | $66,400 | 8,870 | 11,557 | 69 |
| IL-145754 | 38.8 | Jul 27, 2026 | $503,900 | 13,001 | 13,659 | 68 |
| IL-643686 | 8.7 | Oct 21, 2024 | $130,900 | 15,104 | 16,670 | 64 |
| IL-222704 | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 10,200 | 62 |
| IL-442474 | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 7,337 | 61 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 16,032 | 60 |
| IL-655776 | 39.4 | Feb 26, 2026 | $262,200 | 6,657 | 8,420 | 60 |
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.