Comparable sales & offer analysis
Parcel IL-681816
St. Clair County, IL · 2.24 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$22,100
Adjusted value
$31,445
Value range
$26,797–$36,094
Comp $/acre
$14,038/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.7% versus the adjusted value.
Offer position
Max allowable offer
$17,969
Offer $/acre
$8,022/ac
Projected profit
$9,434
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-111394 | 1.6 | Jul 27, 2026 | $16,800 | 10,152 | 11,827 | 89 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 12,735 | 88 |
| IL-832297 | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 18,374 | 81 |
| IL-191184 | 1.4 | Jul 7, 2026 | $24,800 | 17,583 | 14,438 | 80 |
| IL-231443 | 1.7 | Feb 19, 2026 | $34,900 | 20,387 | 14,453 | 77 |
| IL-710870 | 1.1 | Apr 26, 2026 | $16,400 | 14,519 | 12,391 | 76 |
| IL-350331 | 0.8 | Jul 27, 2026 | $5,300 | 6,987 | 12,001 | 75 |
| IL-203158 | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 17,025 | 74 |
| IL-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 14,095 | 69 |
| IL-701117 | 1.4 | Nov 4, 2024 | $20,500 | 15,157 | 13,303 | 69 |
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.