Comparable sales & offer analysis
Parcel MN-376966
Aitkin County, MN · 101 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$478,000
Adjusted value
$411,937
Value range
$315,578–$508,295
Comp $/acre
$4,077/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.0% versus the adjusted value.
Offer position
Max allowable offer
$235,392
Offer $/acre
$2,330/ac
Projected profit
$123,581
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 |
|---|---|---|---|---|---|---|
| MN-456452 | 69.6 | Jan 3, 2026 | $184,400 | 2,648 | 3,680 | 81 |
| MN-696138 | 55.5 | Jul 27, 2026 | $392,000 | 7,068 | 4,315 | 78 |
| MN-356688 | 82.6 | Mar 8, 2025 | $402,300 | 4,870 | 4,054 | 78 |
| MN-807414 | 139.8 | Jul 27, 2026 | $537,200 | 3,843 | 4,010 | 77 |
| MN-918625 | 336.1 | Aug 7, 2025 | $1,117,700 | 3,326 | 4,845 | 67 |
| MN-358234 | 253.2 | May 23, 2025 | $366,700 | 1,448 | 2,306 | 67 |
| MN-567867 | 194.1 | Jan 3, 2025 | $419,400 | 2,161 | 4,050 | 66 |
| MN-145586 | 37.2 | May 21, 2024 | $224,900 | 6,050 | 6,246 | 59 |
| MN-778642 | 340.3 | Mar 20, 2024 | $747,500 | 2,197 | 3,390 | 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.