Comparable sales & offer analysis
Parcel MN-285041
Carlton County, MN · 25.05 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$114,300
Adjusted value
$126,908
Value range
$108,235–$145,580
Comp $/acre
$5,066/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.9% versus the adjusted value.
Offer position
Max allowable offer
$72,519
Offer $/acre
$2,895/ac
Projected profit
$38,072
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-614877 | 22.3 | May 7, 2026 | $235,900 | 10,604 | 5,025 | 85 |
| MN-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 5,655 | 77 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 5,544 | 77 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 3,977 | 75 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 5,517 | 71 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 6,053 | 71 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 4,139 | 70 |
| MN-115755 | 42.0 | May 26, 2025 | $306,400 | 7,289 | 5,643 | 66 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 5,114 | 64 |
| MN-593884 | 10.8 | May 16, 2024 | $70,800 | 6,534 | 3,776 | 59 |
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.