Comparable sales & offer analysis
Parcel MN-764329
Carlton County, MN · 14.96 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$126,400
Adjusted value
$112,041
Value range
$93,834–$130,249
Comp $/acre
$7,489/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.8% versus the adjusted value.
Offer position
Max allowable offer
$64,024
Offer $/acre
$4,280/ac
Projected profit
$33,612
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-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 6,205 | 88 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 9,445 | 84 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 8,824 | 82 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 7,842 | 81 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 6,458 | 81 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 8,652 | 77 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 6,094 | 75 |
| MN-593884 | 10.8 | May 16, 2024 | $70,800 | 6,534 | 5,895 | 73 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 7,981 | 73 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 7,369 | 71 |
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.