Comparable sales & offer analysis
Parcel IL-463394
St. Clair County, IL · 7.01 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$52,100
Adjusted value
$74,686
Value range
$57,394–$91,977
Comp $/acre
$10,654/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.2% versus the adjusted value.
Offer position
Max allowable offer
$42,677
Offer $/acre
$6,088/ac
Projected profit
$22,406
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-203158 | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 11,908 | 82 |
| IL-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 9,858 | 82 |
| IL-183869 | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 7,964 | 76 |
| IL-283861 | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 12,244 | 75 |
| IL-993540 | 7.8 | Sep 2, 2024 | $84,500 | 10,832 | 10,200 | 73 |
| IL-893680 | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 10,650 | 70 |
| IL-832297 | 3.2 | Jul 27, 2026 | $69,900 | 22,041 | 12,851 | 70 |
| IL-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 15,491 | 69 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 8,907 | 68 |
| IL-681816 | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 5,993 | 62 |
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.