Comparable sales & offer analysis
Parcel MN-115755
Carlton County, MN · 42.03 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$323,500
Adjusted value
$298,309
Value range
$265,020–$331,597
Comp $/acre
$7,098/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.4% versus the adjusted value.
Offer position
Max allowable offer
$170,462
Offer $/acre
$4,056/ac
Projected profit
$89,493
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-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 6,861 | 72 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 7,720 | 68 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 7,569 | 67 |
| MN-236465 | 70.3 | Dec 8, 2023 | $485,200 | 6,903 | 6,256 | 67 |
| MN-285041 | 25.1 | May 31, 2024 | $94,000 | 3,751 | 5,625 | 63 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 8,263 | 62 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 7,532 | 60 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 6,981 | 59 |
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.