Comparable sales & offer analysis
Parcel IL-481083
St. Clair County, IL · 1.31 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$22,200
Adjusted value
$18,025
Value range
$14,229–$21,821
Comp $/acre
$13,760/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.2% versus the adjusted value.
Offer position
Max allowable offer
$10,300
Offer $/acre
$7,863/ac
Projected profit
$5,408
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-191184 | 1.4 | Jul 7, 2026 | $24,800 | 17,583 | 14,617 | 85 |
| IL-111394 | 1.6 | Jul 27, 2026 | $16,800 | 10,152 | 11,974 | 83 |
| IL-301982 | 2.5 | Jul 27, 2026 | $21,600 | 8,569 | 12,894 | 81 |
| IL-710870 | 1.1 | Apr 26, 2026 | $16,400 | 14,519 | 12,545 | 81 |
| IL-231443 | 1.7 | Feb 19, 2026 | $34,900 | 20,387 | 14,633 | 80 |
| IL-350331 | 0.8 | Jul 27, 2026 | $5,300 | 6,987 | 12,150 | 79 |
| IL-701117 | 1.4 | Nov 4, 2024 | $20,500 | 15,157 | 13,468 | 78 |
| IL-270633 | 0.9 | Mar 8, 2025 | $15,200 | 16,029 | 20,584 | 75 |
| IL-681816 | 2.2 | Oct 30, 2025 | $18,500 | 8,248 | 8,675 | 73 |
| IL-760741 | 1.0 | Jul 27, 2024 | $10,400 | 10,143 | 16,287 | 72 |
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.