Comparable sales & offer analysis
Parcel IL-251788
Shelby County, IL · 2.19 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$21,000
Adjusted value
$28,592
Value range
$21,150–$36,034
Comp $/acre
$13,056/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.6% versus the adjusted value.
Offer position
Max allowable offer
$16,338
Offer $/acre
$7,460/ac
Projected profit
$8,577
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-331377 | 1.6 | Nov 28, 2025 | $27,300 | 16,719 | 17,124 | 78 |
| IL-931707 | 2.1 | May 23, 2025 | $38,600 | 18,651 | 16,604 | 77 |
| IL-182203 | 3.0 | Aug 26, 2025 | $21,000 | 7,094 | 10,177 | 76 |
| IL-222704 | 4.3 | Jan 11, 2026 | $50,400 | 11,868 | 10,515 | 74 |
| IL-122528 | 3.8 | Nov 5, 2025 | $50,200 | 13,400 | 16,527 | 72 |
| IL-523027 | 5.4 | Jul 27, 2026 | $66,900 | 12,436 | 14,937 | 71 |
| IL-352488 | 3.6 | Dec 12, 2025 | $31,000 | 8,522 | 8,472 | 71 |
| IL-480660 | 1.0 | May 15, 2024 | $11,800 | 12,198 | 15,336 | 68 |
| IL-830362 | 0.8 | May 28, 2026 | $8,300 | 10,705 | 12,382 | 68 |
| IL-442474 | 3.6 | Sep 23, 2024 | $30,400 | 8,433 | 7,566 | 65 |
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.