Comparable sales & offer analysis
Parcel IL-974566
St. Clair County, IL · 16.39 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$286,300
Adjusted value
$353,848
Value range
$284,918–$422,777
Comp $/acre
$21,589/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.1% versus the adjusted value.
Offer position
Max allowable offer
$202,199
Offer $/acre
$12,337/ac
Projected profit
$106,154
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-374778 | 19.1 | Nov 21, 2024 | $241,600 | 12,642 | 19,927 | 79 |
| IL-775868 | 42.1 | Jul 27, 2026 | $532,300 | 12,644 | 17,902 | 74 |
| IL-615042 | 23.1 | Apr 15, 2026 | $313,100 | 13,532 | 28,380 | 74 |
| IL-283861 | 9.8 | Oct 23, 2025 | $133,200 | 13,532 | 22,431 | 73 |
| IL-693548 | 7.8 | Jun 11, 2026 | $88,100 | 11,235 | 18,061 | 71 |
| IL-203158 | 5.9 | Jun 5, 2026 | $95,900 | 16,224 | 21,815 | 70 |
| IL-505117 | 24.4 | Apr 26, 2025 | $348,700 | 14,269 | 26,973 | 68 |
| IL-535203 | 26.0 | Oct 13, 2024 | $350,600 | 13,479 | 26,257 | 67 |
| IL-893680 | 8.6 | Feb 14, 2025 | $137,000 | 15,869 | 19,511 | 67 |
| IL-183869 | 9.9 | Jun 12, 2025 | $84,700 | 8,569 | 14,589 | 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.