Comparable sales & offer analysis
Parcel IL-727452
St. Clair County, IL · 133 ac · Residential · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,999,000
Adjusted value
$1,512,201
Value range
$1,310,051–$1,714,352
Comp $/acre
$11,402/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +32.2% versus the adjusted value.
Offer position
Max allowable offer
$864,115
Offer $/acre
$6,515/ac
Projected profit
$453,660
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-367555 | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 13,086 | 92 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 14,188 | 83 |
| IL-257164 | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 9,506 | 82 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 10,706 | 77 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 12,602 | 74 |
| IL-626456 | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 12,113 | 74 |
| IL-775868 | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 9,822 | 73 |
| IL-886565 | 69.8 | Jul 27, 2026 | $567,900 | 8,141 | 9,980 | 73 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 10,730 | 72 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 10,640 | 66 |
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.