Comparable sales & offer analysis
Parcel IL-475998
St. Clair County, IL · 46.26 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$584,900
Adjusted value
$515,435
Value range
$424,219–$606,652
Comp $/acre
$11,142/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.5% versus the adjusted value.
Offer position
Max allowable offer
$294,534
Offer $/acre
$6,367/ac
Projected profit
$154,631
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-775868 | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 8,965 | 85 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 9,772 | 84 |
| IL-886565 | 69.8 | Jul 27, 2026 | $567,900 | 8,141 | 9,110 | 82 |
| IL-626456 | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 11,058 | 79 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 12,951 | 78 |
| IL-257164 | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 8,677 | 78 |
| IL-535203 | 26.0 | Oct 13, 2024 | $350,600 | 13,479 | 13,155 | 71 |
| IL-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 14,215 | 71 |
| IL-505117 | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 13,513 | 70 |
| IL-355327 | 28.4 | Oct 3, 2024 | $273,600 | 9,618 | 11,077 | 68 |
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.