Comparable sales & offer analysis
Parcel MN-356688
Aitkin County, MN · 82.61 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$378,500
Adjusted value
$424,062
Value range
$321,372–$526,751
Comp $/acre
$5,133/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.7% versus the adjusted value.
Offer position
Max allowable offer
$242,321
Offer $/acre
$2,933/ac
Projected profit
$127,219
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-696138 | 55.5 | Jul 27, 2026 | $392,000 | 7,068 | 5,526 | 84 |
| MN-456452 | 69.6 | Jan 3, 2026 | $184,400 | 2,648 | 4,712 | 80 |
| MN-376966 | 101.0 | Sep 7, 2025 | $397,700 | 3,936 | 5,267 | 80 |
| MN-807414 | 139.8 | Jul 27, 2026 | $537,200 | 3,843 | 5,136 | 74 |
| MN-567867 | 194.1 | Jan 3, 2025 | $419,400 | 2,161 | 5,187 | 60 |
| MN-145586 | 37.2 | May 21, 2024 | $224,900 | 6,050 | 7,999 | 60 |
| MN-358234 | 253.2 | May 23, 2025 | $366,700 | 1,448 | 2,953 | 60 |
| MN-845033 | 24.9 | Apr 26, 2025 | $85,900 | 3,449 | 4,171 | 57 |
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.