Comparable sales & offer analysis
Parcel MN-837797
Carlton County, MN · 184 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$879,800
Adjusted value
$842,891
Value range
$663,593–$1,022,190
Comp $/acre
$4,569/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.4% versus the adjusted value.
Offer position
Max allowable offer
$481,652
Offer $/acre
$2,611/ac
Projected profit
$252,867
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-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 3,969 | 82 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 4,119 | 81 |
| MN-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 3,222 | 80 |
| MN-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 4,404 | 80 |
| MN-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 4,538 | 74 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 4,694 | 73 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 4,538 | 68 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 5,261 | 65 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 7,229 | 64 |
| MN-236465 | 70.3 | Dec 8, 2023 | $485,200 | 6,903 | 4,339 | 53 |
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.