Comparable sales & offer analysis
Parcel IL-191184
St. Clair County, IL · 1.41 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$23,500
Adjusted value
$24,741
Value range
$18,638–$30,845
Comp $/acre
$17,547/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.0% versus the adjusted value.
Offer position
Max allowable offer
$14,138
Offer $/acre
$10,027/ac
Projected profit
$7,422
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-111394 | 1.6 | Jul 27, 2026 | $16,800 | 10,152 | 14,550 | 84 |
| IL-231443 | 1.7 | Feb 19, 2026 | $34,900 | 20,387 | 17,780 | 83 |
| IL-832297 | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 22,604 | 81 |
| IL-701117 | 1.4 | Nov 4, 2024 | $20,500 | 15,157 | 16,365 | 78 |
| IL-710870 | 1.1 | Apr 26, 2026 | $16,400 | 14,519 | 15,244 | 78 |
| IL-350331 | 0.8 | Jul 27, 2026 | $5,300 | 6,987 | 14,763 | 77 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 15,667 | 76 |
| IL-681816 | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 10,542 | 75 |
| IL-481083 | 1.3 | Sep 16, 2024 | $23,400 | 17,896 | 23,615 | 74 |
| IL-270633 | 0.9 | Mar 8, 2025 | $15,200 | 16,029 | 25,012 | 70 |
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.