Comparable sales & offer analysis
Parcel IL-442474
Shelby County, IL · 3.60 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$36,800
Adjusted value
$55,487
Value range
$42,304–$68,671
Comp $/acre
$15,413/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -33.7% versus the adjusted value.
Offer position
Max allowable offer
$31,707
Offer $/acre
$8,808/ac
Projected profit
$16,646
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-352488 | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 10,195 | 82 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 19,888 | 80 |
| IL-523027 | 5.4 | Jul 27, 2026 | $66,900 | 12,436 | 17,975 | 79 |
| IL-222704 | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 12,654 | 76 |
| IL-182203 | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 12,246 | 74 |
| IL-764116 | 11.8 | Jul 27, 2026 | $135,600 | 11,463 | 14,328 | 73 |
| IL-331377 | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 20,606 | 70 |
| IL-931707 | 2.1 | May 23, 2025 | $38,600 | 18,651 | 19,980 | 66 |
| IL-251788 | 2.2 | Jun 13, 2024 | $20,300 | 9,282 | 12,190 | 64 |
| IL-563484 | 7.5 | Feb 28, 2025 | $66,400 | 8,870 | 14,338 | 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.