Comparable sales & offer analysis
Parcel MN-824259
Carlton County, MN · 14.22 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$181,700
Adjusted value
$159,644
Value range
$136,293–$182,996
Comp $/acre
$11,227/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.8% versus the adjusted value.
Offer position
Max allowable offer
$91,225
Offer $/acre
$6,415/ac
Projected profit
$47,893
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 | 12,802 | 89 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 9,004 | 87 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 12,552 | 84 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 9,370 | 81 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 10,692 | 79 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 11,377 | 77 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 12,491 | 76 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 11,577 | 76 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 8,842 | 74 |
| MN-283157 | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 13,899 | 67 |
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.