Comparable sales & offer analysis
Parcel IL-638565
Shelby County, IL · 297 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,428,000
Adjusted value
$1,435,887
Value range
$1,078,090–$1,793,683
Comp $/acre
$4,834/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -0.5% versus the adjusted value.
Offer position
Max allowable offer
$820,507
Offer $/acre
$2,762/ac
Projected profit
$430,766
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-587912 | 185.1 | Sep 29, 2025 | $749,000 | 4,047 | 4,340 | 73 |
| IL-977596 | 147.2 | Jan 31, 2026 | $562,000 | 3,818 | 3,796 | 73 |
| IL-587323 | 120.8 | Jun 8, 2026 | $863,700 | 7,150 | 3,987 | 73 |
| IL-556586 | 70.8 | Jan 8, 2026 | $824,900 | 11,647 | 7,085 | 65 |
| IL-666471 | 65.2 | Sep 28, 2025 | $331,700 | 5,091 | 5,320 | 55 |
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.