Comparable sales & offer analysis
Parcel MN-283157
Carlton County, MN · 6.40 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$101,800
Adjusted value
$92,136
Value range
$75,157–$109,116
Comp $/acre
$14,396/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.5% versus the adjusted value.
Offer position
Max allowable offer
$52,649
Offer $/acre
$8,226/ac
Projected profit
$27,641
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 | 11,103 | 89 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 13,428 | 85 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 11,767 | 76 |
| MN-662506 | 4.0 | Feb 26, 2025 | $63,800 | 15,985 | 19,694 | 73 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 17,209 | 73 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 14,539 | 73 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 11,307 | 72 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 16,077 | 68 |
| MN-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 14,288 | 66 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 15,763 | 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.