Comparable sales & offer analysis
Parcel MN-577865
Cass County, MN · 194 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$425,800
Adjusted value
$499,501
Value range
$435,888–$563,114
Comp $/acre
$2,577/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.8% versus the adjusted value.
Offer position
Max allowable offer
$285,429
Offer $/acre
$1,473/ac
Projected profit
$149,850
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-867073 | 109.2 | Jul 27, 2026 | $390,800 | 3,579 | 2,450 | 74 |
| MN-807948 | 205.8 | Nov 7, 2024 | $411,100 | 1,997 | 2,581 | 73 |
| MN-797085 | 110.1 | May 6, 2026 | $350,400 | 3,182 | 2,592 | 69 |
| MN-117760 | 179.6 | Aug 9, 2024 | $949,500 | 5,287 | 3,146 | 67 |
| MN-746540 | 74.2 | Feb 6, 2025 | $235,400 | 3,173 | 2,101 | 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.