Comparable sales & offer analysis
Parcel MN-236465
Carlton County, MN · 70.29 ac · Unzoned · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$465,200
Adjusted value
$560,820
Value range
$478,131–$643,510
Comp $/acre
$7,979/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.1% versus the adjusted value.
Offer position
Max allowable offer
$320,469
Offer $/acre
$4,559/ac
Projected profit
$168,246
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-115755 | 42.0 | May 26, 2025 | $306,400 | 7,289 | 9,509 | 72 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 7,067 | 71 |
| MN-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 7,841 | 71 |
| MN-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 5,737 | 70 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 8,468 | 67 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 8,355 | 62 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 9,342 | 62 |
| MN-285041 | 25.1 | May 31, 2024 | $94,000 | 3,751 | 6,942 | 56 |
| MN-837797 | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 8,707 | 55 |
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.