Comparable sales & offer analysis
Parcel MN-827970
Carlton County, MN · 209 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,110,000
Adjusted value
$1,389,608
Value range
$1,144,985–$1,634,230
Comp $/acre
$6,645/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.1% versus the adjusted value.
Offer position
Max allowable offer
$794,061
Offer $/acre
$3,797/ac
Projected profit
$416,882
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-788107 | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 6,105 | 92 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 5,502 | 84 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 5,710 | 76 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 7,292 | 73 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 6,508 | 73 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 6,541 | 72 |
| MN-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 6,290 | 71 |
| MN-837797 | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 6,782 | 70 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 10,022 | 66 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 6,291 | 62 |
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.