Comparable sales & offer analysis
Parcel MN-239313
Carlton County, MN · 553 ac · Recreational · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,420,300
Adjusted value
$2,710,542
Value range
$2,133,682–$3,287,402
Comp $/acre
$4,899/ac
Weighted from 10 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
$1,548,881
Offer $/acre
$2,800/ac
Projected profit
$813,163
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-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 4,599 | 84 |
| MN-249676 | 719.6 | Oct 14, 2025 | $2,758,500 | 3,833 | 5,932 | 81 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 4,782 | 79 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 5,331 | 77 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 4,023 | 70 |
| MN-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 4,464 | 69 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 4,174 | 69 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 7,325 | 68 |
| MN-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 3,266 | 67 |
| MN-837797 | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 4,957 | 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.