Comparable sales & offer analysis
Parcel IL-579595
St. Clair County, IL · 626 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,870,000
Adjusted value
$4,176,438
Value range
$3,509,403–$4,843,474
Comp $/acre
$6,667/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +40.6% versus the adjusted value.
Offer position
Max allowable offer
$2,386,536
Offer $/acre
$3,810/ac
Projected profit
$1,252,932
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-229738 | 694.8 | Jul 27, 2026 | $3,235,900 | 4,657 | 5,911 | 87 |
| IL-268816 | 356.3 | Jul 27, 2026 | $2,871,000 | 8,058 | 8,337 | 77 |
| IL-589052 | 422.7 | Mar 23, 2026 | $2,862,000 | 6,771 | 6,146 | 77 |
| IL-649698 | 674.9 | Jan 31, 2025 | $5,309,700 | 7,867 | 7,300 | 75 |
| IL-508389 | 261.5 | Jul 27, 2026 | $1,430,900 | 5,472 | 7,099 | 71 |
| IL-698254 | 237.1 | Aug 12, 2025 | $852,600 | 3,596 | 4,716 | 63 |
| IL-408034 | 202.2 | Feb 3, 2024 | $1,467,300 | 7,257 | 7,039 | 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.