Comparable sales & offer analysis
Parcel MN-163861
Clay County, MN · 10.66 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$108,600
Adjusted value
$88,050
Value range
$74,862–$101,238
Comp $/acre
$8,260/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.3% versus the adjusted value.
Offer position
Max allowable offer
$50,314
Offer $/acre
$4,720/ac
Projected profit
$26,415
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-953887 | 10.9 | Mar 2, 2026 | $89,100 | 8,204 | 10,216 | 85 |
| MN-585168 | 27.5 | Jul 27, 2026 | $221,000 | 8,046 | 8,009 | 77 |
| MN-112924 | 5.4 | Jul 27, 2026 | $30,900 | 5,720 | 6,691 | 77 |
| MN-893825 | 10.4 | Jul 11, 2025 | $100,900 | 9,716 | 9,017 | 76 |
| MN-695273 | 29.6 | Jul 27, 2026 | $177,700 | 5,996 | 8,288 | 73 |
| MN-514641 | 18.8 | Jan 19, 2025 | $81,700 | 4,357 | 7,065 | 71 |
| MN-923633 | 9.0 | Mar 11, 2024 | $32,900 | 3,645 | 7,198 | 70 |
| MN-913400 | 7.6 | Oct 19, 2024 | $45,800 | 5,996 | 9,716 | 68 |
| MN-373283 | 7.0 | Mar 9, 2024 | $42,500 | 6,061 | 6,782 | 66 |
| MN-982427 | 3.8 | Nov 15, 2024 | $40,600 | 10,781 | 9,379 | 65 |
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.