Comparable sales & offer analysis
Parcel MN-311143
Carlton County, MN · 1.49 ac · Agricultural · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$16,000
Adjusted value
$22,368
Value range
$18,230–$26,507
Comp $/acre
$15,012/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.5% versus the adjusted value.
Offer position
Max allowable offer
$12,782
Offer $/acre
$8,578/ac
Projected profit
$6,711
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-841213 | 1.6 | Jun 11, 2025 | $11,000 | 6,984 | 12,491 | 81 |
| MN-450167 | 0.7 | Jul 27, 2026 | $5,200 | 7,082 | 12,288 | 78 |
| MN-131244 | 1.6 | Mar 24, 2025 | $17,300 | 10,841 | 16,628 | 75 |
| MN-272782 | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 14,065 | 68 |
| MN-230407 | 0.9 | Oct 31, 2023 | $11,800 | 13,534 | 15,101 | 68 |
| MN-662506 | 4.0 | Feb 26, 2025 | $63,800 | 15,985 | 20,628 | 63 |
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.