Comparable sales & offer analysis
Parcel MN-538963
Carlton County, MN · 429 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,527,300
Adjusted value
$1,263,732
Value range
$988,831–$1,538,633
Comp $/acre
$2,943/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +20.9% versus the adjusted value.
Offer position
Max allowable offer
$722,132
Offer $/acre
$1,682/ac
Projected profit
$379,120
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-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 2,845 | 87 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 2,958 | 80 |
| MN-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 2,020 | 78 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 2,845 | 77 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 2,489 | 77 |
| MN-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 2,761 | 76 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 2,583 | 71 |
| MN-249676 | 719.6 | Oct 14, 2025 | $2,758,500 | 3,833 | 3,670 | 71 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 4,533 | 69 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 2,943 | 64 |
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.