Comparable sales & offer analysis
Parcel MN-614877
Carlton County, MN · 22.25 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$276,600
Adjusted value
$236,365
Value range
$198,618–$274,111
Comp $/acre
$10,623/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.0% versus the adjusted value.
Offer position
Max allowable offer
$135,065
Offer $/acre
$6,070/ac
Projected profit
$70,909
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-294624 | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 12,070 | 82 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 11,835 | 81 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 8,488 | 79 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 12,920 | 78 |
| MN-285041 | 25.1 | May 31, 2024 | $94,000 | 3,751 | 8,797 | 76 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 11,780 | 73 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 8,834 | 72 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 8,335 | 70 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 10,917 | 69 |
| MN-115755 | 42.0 | May 26, 2025 | $306,400 | 7,289 | 12,048 | 67 |
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.