Comparable sales & offer analysis
Parcel MN-827970
Carlton County, MN · 209 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,110,000
Adjusted value
$1,397,625
Value range
$1,151,357–$1,643,893
Comp $/acre
$6,684/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.6% versus the adjusted value.
Offer position
Max allowable offer
$798,643
Offer $/acre
$3,819/ac
Projected profit
$419,287
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 | 6,139 | 90 |
| MN-467937 | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 5,533 | 83 |
| MN-558250 | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 5,741 | 75 |
| MN-747732 | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 6,541 | 73 |
| MN-538963 | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 7,332 | 72 |
| MN-889684 | 723.8 | Jul 27, 2026 | $2,279,000 | 3,149 | 6,577 | 70 |
| MN-918949 | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 6,325 | 69 |
| MN-837797 | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 6,817 | 69 |
| MN-658421 | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 10,074 | 66 |
| MN-239313 | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 6,325 | 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.