Comparable sales & offer analysis
Parcel MN-953238
Carlton County, MN · 6.79 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$45,400
Adjusted value
$61,004
Value range
$50,852–$71,156
Comp $/acre
$8,984/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -25.6% versus the adjusted value.
Offer position
Max allowable offer
$34,859
Offer $/acre
$5,134/ac
Projected profit
$18,301
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-283157 | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 10,392 | 80 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 7,994 | 78 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 6,732 | 78 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 7,006 | 78 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 8,656 | 73 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 10,246 | 71 |
| MN-662506 | 4.0 | Feb 26, 2025 | $63,800 | 15,985 | 11,725 | 71 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 9,572 | 71 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 9,385 | 67 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 8,506 | 66 |
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.