Comparable sales & offer analysis
Parcel IL-587912
Shelby County, IL · 185 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$828,500
Adjusted value
$906,866
Value range
$690,370–$1,123,362
Comp $/acre
$4,900/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.6% versus the adjusted value.
Offer position
Max allowable offer
$518,209
Offer $/acre
$2,800/ac
Projected profit
$272,060
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 | 3,690 | 87 |
| IL-587323 | 120.8 | Jun 8, 2026 | $863,700 | 7,150 | 3,875 | 74 |
| IL-638565 | 297.0 | Oct 5, 2023 | $1,470,800 | 4,952 | 5,419 | 66 |
| IL-556586 | 70.8 | Jan 8, 2026 | $824,900 | 11,647 | 6,887 | 65 |
| IL-666471 | 65.2 | Sep 28, 2025 | $331,700 | 5,091 | 5,171 | 62 |
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.