Comparable sales & offer analysis
Parcel MN-662506
Carlton County, MN · 3.99 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$66,300
Adjusted value
$44,741
Value range
$37,361–$52,120
Comp $/acre
$11,213/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +48.2% versus the adjusted value.
Offer position
Max allowable offer
$25,566
Offer $/acre
$6,408/ac
Projected profit
$13,422
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-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 11,567 | 86 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 9,565 | 81 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 10,138 | 77 |
| MN-283157 | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 15,040 | 74 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 9,740 | 72 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 12,528 | 65 |
| MN-841213 | 1.6 | Jun 11, 2025 | $11,000 | 6,984 | 10,275 | 64 |
| MN-131244 | 1.6 | Mar 24, 2025 | $17,300 | 10,841 | 13,679 | 64 |
| MN-311143 | 1.5 | Oct 16, 2024 | $17,000 | 11,436 | 10,186 | 62 |
| MN-593884 | 10.8 | May 16, 2024 | $70,800 | 6,534 | 9,253 | 56 |
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.