Comparable sales & offer analysis
Parcel IL-698254
St. Clair County, IL · 237 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$996,000
Adjusted value
$1,494,932
Value range
$1,254,351–$1,735,514
Comp $/acre
$6,305/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -33.4% versus the adjusted value.
Offer position
Max allowable offer
$854,247
Offer $/acre
$3,603/ac
Projected profit
$448,480
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-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 5,640 | 92 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 6,624 | 79 |
| IL-257164 | 107.7 | Jul 21, 2026 | $907,100 | 8,425 | 4,996 | 78 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 5,595 | 75 |
| IL-506650 | 74.2 | Jul 27, 2026 | $654,600 | 8,824 | 5,627 | 73 |
| IL-886565 | 69.8 | Jul 27, 2026 | $567,900 | 8,141 | 5,246 | 73 |
| IL-367555 | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 6,878 | 72 |
| IL-579595 | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 7,136 | 71 |
| IL-626787 | 81.9 | Jul 27, 2026 | $936,400 | 11,429 | 7,457 | 69 |
| IL-727452 | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 8,299 | 69 |
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.