Comparable sales & offer analysis
Parcel IL-508389
St. Clair County, IL · 261 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,574,200
Adjusted value
$1,530,955
Value range
$1,175,753–$1,886,157
Comp $/acre
$5,855/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.8% versus the adjusted value.
Offer position
Max allowable offer
$874,832
Offer $/acre
$3,346/ac
Projected profit
$459,287
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-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 3,664 | 83 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 6,477 | 80 |
| IL-257164 | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 4,886 | 72 |
| IL-579595 | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 6,978 | 71 |
| IL-367555 | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 6,726 | 70 |
| IL-589052 | 422.7 | Mar 23, 2026 | $2,862,000 | 6,771 | 4,775 | 70 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 5,469 | 68 |
| IL-229738 | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 4,592 | 68 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 7,292 | 67 |
| IL-727452 | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 8,114 | 67 |
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.