Comparable sales & offer analysis
Parcel IL-183869
St. Clair County, IL · 9.89 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$82,200
Adjusted value
$130,239
Value range
$106,719–$153,759
Comp $/acre
$13,169/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -36.9% versus the adjusted value.
Offer position
Max allowable offer
$74,422
Offer $/acre
$7,525/ac
Projected profit
$39,072
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 | 11,130 | 83 |
| IL-203158 | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 13,444 | 83 |
| IL-283861 | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 13,825 | 82 |
| IL-993540 | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 11,520 | 77 |
| IL-893680 | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 12,027 | 76 |
| IL-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 17,490 | 74 |
| IL-463394 | 7.0 | Oct 15, 2024 | $52,600 | 7,499 | 9,169 | 73 |
| IL-505117 | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 16,627 | 71 |
| IL-832297 | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 14,508 | 71 |
| IL-374778 | 19.1 | Nov 21, 2024 | $241,600 | 12,642 | 12,284 | 67 |
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.