Comparable sales & offer analysis
Parcel IL-229738
St. Clair County, IL · 695 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,102,500
Adjusted value
$3,978,610
Value range
$3,264,868–$4,692,352
Comp $/acre
$5,726/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.0% versus the adjusted value.
Offer position
Max allowable offer
$2,273,491
Offer $/acre
$3,272/ac
Projected profit
$1,193,583
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-579595 | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 7,132 | 87 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 6,620 | 76 |
| IL-589052 | 422.7 | Mar 23, 2026 | $2,862,000 | 6,771 | 4,880 | 75 |
| IL-649698 | 674.9 | Jan 31, 2025 | $5,309,700 | 7,867 | 5,797 | 73 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 5,637 | 68 |
| IL-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 3,745 | 59 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 5,589 | 56 |
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.