Comparable sales & offer analysis
Parcel IL-475998
St. Clair County, IL · 46.26 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$584,900
Adjusted value
$518,395
Value range
$426,759–$610,032
Comp $/acre
$11,206/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.8% versus the adjusted value.
Offer position
Max allowable offer
$296,226
Offer $/acre
$6,403/ac
Projected profit
$155,519
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 | 9,015 | 84 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 9,827 | 83 |
| IL-886565 | 69.8 | Jul 27, 2026 | $567,900 | 8,141 | 9,161 | 81 |
| IL-626456 | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 11,118 | 78 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 13,023 | 77 |
| IL-257164 | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 8,725 | 77 |
| IL-535203 | 26.0 | Oct 13, 2024 | $350,600 | 13,479 | 13,223 | 71 |
| IL-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 14,293 | 70 |
| IL-505117 | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 13,584 | 70 |
| IL-355327 | 28.4 | Oct 3, 2024 | $273,600 | 9,618 | 11,134 | 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.