Comparable sales & offer analysis
Parcel IL-505117
St. Clair County, IL · 24.44 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$323,200
Adjusted value
$295,760
Value range
$238,784–$352,735
Comp $/acre
$12,101/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.3% versus the adjusted value.
Offer position
Max allowable offer
$169,006
Offer $/acre
$6,915/ac
Projected profit
$88,728
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-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 15,921 | 85 |
| IL-775868 | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 10,042 | 80 |
| IL-535203 | 26.0 | Oct 13, 2024 | $350,600 | 13,479 | 14,729 | 76 |
| IL-355327 | 28.4 | Oct 3, 2024 | $273,600 | 9,618 | 12,402 | 75 |
| IL-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 10,132 | 75 |
| IL-374778 | 19.1 | Nov 21, 2024 | $241,600 | 12,642 | 11,178 | 73 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 14,506 | 73 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 10,946 | 71 |
| IL-183869 | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 8,184 | 71 |
| IL-626456 | 64.5 | Feb 3, 2026 | $651,100 | 10,101 | 12,384 | 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.