Comparable sales & offer analysis
Parcel MN-206581
Clay County, MN · 76.45 ac · Recreational · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$571,400
Adjusted value
$509,410
Value range
$447,121–$571,698
Comp $/acre
$6,663/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.2% versus the adjusted value.
Offer position
Max allowable offer
$291,091
Offer $/acre
$3,808/ac
Projected profit
$152,823
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-585168 | 27.5 | Jul 27, 2026 | $221,000 | 8,046 | 6,657 | 79 |
| MN-637234 | 122.7 | May 25, 2026 | $584,200 | 4,762 | 6,101 | 73 |
| MN-365728 | 41.2 | Feb 1, 2026 | $208,600 | 5,062 | 6,279 | 71 |
| MN-695273 | 29.6 | Jul 27, 2026 | $177,700 | 5,996 | 6,889 | 71 |
| MN-297664 | 167.5 | Apr 17, 2026 | $562,500 | 3,357 | 5,724 | 69 |
| MN-878196 | 246.3 | Jul 27, 2026 | $779,500 | 3,165 | 6,156 | 68 |
| MN-325035 | 24.9 | Apr 21, 2025 | $206,500 | 8,276 | 7,106 | 66 |
| MN-347574 | 157.0 | Oct 1, 2024 | $511,300 | 3,258 | 8,635 | 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.