Comparable sales & offer analysis
Parcel MN-117760
Cass County, MN · 180 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$987,000
Adjusted value
$781,225
Value range
$709,569–$852,880
Comp $/acre
$4,350/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +26.3% versus the adjusted value.
Offer position
Max allowable offer
$446,414
Offer $/acre
$2,486/ac
Projected profit
$234,367
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-797085 | 110.1 | May 6, 2026 | $350,400 | 3,182 | 4,749 | 75 |
| MN-867073 | 109.2 | Jul 27, 2026 | $390,800 | 3,579 | 4,489 | 75 |
| MN-577865 | 193.8 | Feb 5, 2025 | $381,500 | 1,969 | 3,858 | 69 |
| MN-807948 | 205.8 | Nov 7, 2024 | $411,100 | 1,997 | 4,728 | 67 |
| MN-746540 | 74.2 | Feb 6, 2025 | $235,400 | 3,173 | 3,849 | 64 |
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.