Comparable sales & offer analysis
Parcel IL-832297
St. Clair County, IL · 3.17 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$67,900
Adjusted value
$52,120
Value range
$42,866–$61,374
Comp $/acre
$16,442/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.3% versus the adjusted value.
Offer position
Max allowable offer
$29,783
Offer $/acre
$9,395/ac
Projected profit
$15,636
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-191184 | 1.4 | Jul 7, 2026 | $24,800 | 17,583 | 17,454 | 81 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 15,396 | 80 |
| IL-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 17,040 | 80 |
| IL-203158 | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 20,582 | 77 |
| IL-231443 | 1.7 | Feb 19, 2026 | $34,900 | 20,387 | 17,472 | 76 |
| IL-681816 | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 10,359 | 75 |
| IL-111394 | 1.6 | Jul 27, 2026 | $16,800 | 10,152 | 14,298 | 74 |
| IL-710870 | 1.1 | Apr 26, 2026 | $16,400 | 14,519 | 14,980 | 65 |
| IL-701117 | 1.4 | Nov 4, 2024 | $20,500 | 15,157 | 16,082 | 63 |
| IL-283861 | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 21,163 | 62 |
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.