Comparable sales & offer analysis
Parcel MN-450167
Carlton County, MN · 0.73 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,800
Adjusted value
$6,515
Value range
$5,240–$7,789
Comp $/acre
$8,924/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.3% versus the adjusted value.
Offer position
Max allowable offer
$3,723
Offer $/acre
$5,100/ac
Projected profit
$1,954
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-230407 | 0.9 | Oct 31, 2023 | $11,800 | 13,534 | 8,771 | 71 |
| MN-311143 | 1.5 | Oct 16, 2024 | $17,000 | 11,436 | 7,190 | 67 |
| MN-841213 | 1.6 | Jun 11, 2025 | $11,000 | 6,984 | 7,255 | 65 |
| MN-131244 | 1.6 | Mar 24, 2025 | $17,300 | 10,841 | 9,657 | 63 |
| MN-662506 | 4.0 | Feb 26, 2025 | $63,800 | 15,985 | 11,981 | 62 |
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.