Comparable sales & offer analysis
Parcel IL-203158
St. Clair County, IL · 5.91 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$100,400
Adjusted value
$78,926
Value range
$63,207–$94,645
Comp $/acre
$13,355/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +27.2% versus the adjusted value.
Offer position
Max allowable offer
$45,101
Offer $/acre
$7,631/ac
Projected profit
$23,678
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-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 13,542 | 83 |
| IL-832297 | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 17,652 | 80 |
| IL-183869 | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 10,942 | 75 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 12,235 | 75 |
| IL-993540 | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 14,017 | 75 |
| IL-463394 | 7.0 | Oct 15, 2024 | $52,600 | 7,499 | 11,157 | 73 |
| IL-283861 | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 16,821 | 72 |
| IL-893680 | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 14,634 | 72 |
| IL-681816 | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 8,234 | 70 |
| IL-231443 | 1.7 | Feb 19, 2026 | $34,900 | 20,387 | 13,887 | 66 |
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.