Comparable sales & offer analysis
Parcel IL-257164
St. Clair County, IL · 108 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$995,700
Adjusted value
$1,121,458
Value range
$897,118–$1,345,797
Comp $/acre
$10,417/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.2% versus the adjusted value.
Offer position
Max allowable offer
$640,833
Offer $/acre
$5,952/ac
Projected profit
$336,437
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-886565 | 69.8 | Jul 27, 2026 | $567,900 | 8,141 | 8,921 | 85 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 9,570 | 81 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 12,683 | 80 |
| IL-367555 | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 11,697 | 79 |
| IL-727452 | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 14,112 | 77 |
| IL-775868 | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 8,780 | 73 |
| IL-626456 | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 10,828 | 73 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 9,592 | 72 |
| IL-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 6,373 | 69 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 11,265 | 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.