Comparable sales & offer analysis
Parcel IL-589052
St. Clair County, IL · 423 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,692,400
Adjusted value
$3,637,681
Value range
$2,889,562–$4,385,800
Comp $/acre
$8,606/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.0% versus the adjusted value.
Offer position
Max allowable offer
$2,078,675
Offer $/acre
$4,918/ac
Projected profit
$1,091,304
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-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 9,389 | 85 |
| IL-579595 | 626.4 | Jul 27, 2026 | $5,582,400 | 8,912 | 10,115 | 80 |
| IL-229738 | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 6,657 | 78 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 7,995 | 73 |
| IL-649698 | 674.9 | Jan 31, 2025 | $5,309,700 | 7,867 | 8,221 | 72 |
| IL-367555 | 142.9 | Jul 27, 2026 | $1,819,500 | 12,732 | 9,750 | 71 |
| IL-727452 | 132.6 | Dec 29, 2025 | $2,029,000 | 15,298 | 11,763 | 65 |
| IL-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 5,312 | 63 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 7,927 | 58 |
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.