Comparable sales & offer analysis
Parcel IL-649698
St. Clair County, IL · 675 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,468,300
Adjusted value
$5,431,910
Value range
$4,373,422–$6,490,398
Comp $/acre
$8,048/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.7% versus the adjusted value.
Offer position
Max allowable offer
$3,103,949
Offer $/acre
$4,599/ac
Projected profit
$1,629,573
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-579595 | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 10,359 | 84 |
| IL-229738 | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 6,817 | 83 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 9,615 | 81 |
| IL-589052 | 422.7 | Mar 23, 2026 | $2,862,000 | 6,771 | 7,089 | 79 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 8,187 | 70 |
| IL-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 5,440 | 61 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 8,118 | 56 |
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.