Comparable sales & offer analysis
Parcel MN-734116
Carlton County, MN · 12.82 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$124,300
Adjusted value
$127,099
Value range
$106,606–$147,593
Comp $/acre
$9,914/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.2% versus the adjusted value.
Offer position
Max allowable offer
$72,628
Offer $/acre
$5,665/ac
Projected profit
$38,130
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-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 8,142 | 83 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 7,823 | 83 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 7,682 | 82 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 11,907 | 82 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 11,124 | 76 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 9,886 | 75 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 9,291 | 73 |
| MN-283157 | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 12,077 | 72 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 10,853 | 72 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 10,906 | 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.