Comparable sales & offer analysis
Parcel MN-272782
Carlton County, MN · 4.88 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$53,300
Adjusted value
$61,217
Value range
$48,984–$73,450
Comp $/acre
$12,544/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.9% versus the adjusted value.
Offer position
Max allowable offer
$34,981
Offer $/acre
$7,168/ac
Projected profit
$18,365
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-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 9,486 | 80 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 14,703 | 78 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 9,660 | 77 |
| MN-283157 | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 14,916 | 77 |
| MN-662506 | 4.0 | Feb 26, 2025 | $63,800 | 15,985 | 16,830 | 76 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 10,054 | 72 |
| MN-131244 | 1.6 | Mar 24, 2025 | $17,300 | 10,841 | 13,566 | 67 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 12,425 | 65 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 13,406 | 61 |
| MN-841213 | 1.6 | Jun 11, 2025 | $11,000 | 6,984 | 10,190 | 61 |
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.