Comparable sales & offer analysis
Parcel MN-807414
Aitkin County, MN · 140 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$654,300
Adjusted value
$510,509
Value range
$421,010–$600,007
Comp $/acre
$3,652/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +28.2% versus the adjusted value.
Offer position
Max allowable offer
$291,719
Offer $/acre
$2,087/ac
Projected profit
$153,153
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-376966 | 101.0 | Sep 7, 2025 | $397,700 | 3,936 | 3,951 | 71 |
| MN-696138 | 55.5 | Jul 27, 2026 | $392,000 | 7,068 | 4,144 | 69 |
| MN-456452 | 69.6 | Jan 3, 2026 | $184,400 | 2,648 | 3,534 | 69 |
| MN-778642 | 340.3 | Mar 20, 2024 | $747,500 | 2,197 | 3,257 | 66 |
| MN-356688 | 82.6 | Mar 8, 2025 | $402,300 | 4,870 | 3,895 | 65 |
| MN-567867 | 194.1 | Jan 3, 2025 | $419,400 | 2,161 | 3,891 | 65 |
| MN-358234 | 253.2 | May 23, 2025 | $366,700 | 1,448 | 2,215 | 64 |
| MN-439123 | 482.1 | May 25, 2026 | $609,700 | 1,265 | 3,299 | 63 |
| MN-918625 | 336.1 | Aug 7, 2025 | $1,117,700 | 3,326 | 4,654 | 62 |
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.