Comparable sales & offer analysis
Parcel MN-788107
Carlton County, MN · 231 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,598,100
Adjusted value
$1,447,979
Value range
$1,138,920–$1,757,038
Comp $/acre
$6,270/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.4% versus the adjusted value.
Offer position
Max allowable offer
$827,417
Offer $/acre
$3,583/ac
Projected profit
$434,394
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-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 4,343 | 91 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 5,350 | 83 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 5,553 | 79 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 6,360 | 74 |
| MN-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 6,117 | 73 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 6,328 | 73 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 7,091 | 71 |
| MN-837797 | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 6,595 | 69 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 9,745 | 68 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 6,118 | 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.