Comparable sales & offer analysis
Parcel MN-249676
Carlton County, MN · 720 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,662,600
Adjusted value
$2,305,424
Value range
$1,817,002–$2,793,846
Comp $/acre
$3,204/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +15.5% versus the adjusted value.
Offer position
Max allowable offer
$1,317,385
Offer $/acre
$1,831/ac
Projected profit
$691,627
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 | 3,076 | 84 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 3,198 | 84 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 3,077 | 82 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 3,566 | 72 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 2,792 | 69 |
| MN-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 2,986 | 66 |
| MN-827970 | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 2,184 | 64 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 4,901 | 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.