Comparable sales & offer analysis
Parcel MN-584812
Carlton County, MN · 21.22 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$192,600
Adjusted value
$184,337
Value range
$155,312–$213,362
Comp $/acre
$8,687/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.5% versus the adjusted value.
Offer position
Max allowable offer
$105,335
Offer $/acre
$4,964/ac
Projected profit
$55,301
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-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 9,956 | 95 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 10,658 | 86 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 7,002 | 84 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 8,848 | 84 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 7,288 | 77 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 6,876 | 72 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 9,717 | 71 |
| MN-285041 | 25.1 | May 31, 2024 | $94,000 | 3,751 | 7,257 | 69 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 9,006 | 68 |
| MN-115755 | 42.0 | May 26, 2025 | $306,400 | 7,289 | 9,938 | 64 |
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.