Comparable sales & offer analysis
Parcel MN-614877
Carlton County, MN · 22.25 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$276,600
Adjusted value
$237,679
Value range
$199,754–$275,603
Comp $/acre
$10,682/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.4% versus the adjusted value.
Offer position
Max allowable offer
$135,816
Offer $/acre
$6,104/ac
Projected profit
$71,304
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 | 12,137 | 80 |
| MN-584812 | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 11,899 | 80 |
| MN-194019 | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 8,536 | 78 |
| MN-824259 | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 12,991 | 77 |
| MN-285041 | 25.1 | May 31, 2024 | $94,000 | 3,751 | 8,842 | 76 |
| MN-764329 | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 11,842 | 73 |
| MN-823936 | 11.3 | Feb 18, 2026 | $73,200 | 6,505 | 8,883 | 71 |
| MN-734116 | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 10,975 | 69 |
| MN-953238 | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 8,382 | 68 |
| MN-115755 | 42.0 | May 26, 2025 | $306,400 | 7,289 | 12,112 | 66 |
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.