Comparable sales & offer analysis
Parcel MN-878196
Clay County, MN · 246 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$826,600
Adjusted value
$886,384
Value range
$744,732–$1,028,036
Comp $/acre
$3,599/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.7% versus the adjusted value.
Offer position
Max allowable offer
$506,505
Offer $/acre
$2,056/ac
Projected profit
$265,915
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-297664 | 167.5 | Apr 17, 2026 | $562,500 | 3,357 | 2,966 | 79 |
| MN-637234 | 122.7 | May 25, 2026 | $584,200 | 4,762 | 3,161 | 78 |
| MN-879603 | 682.6 | Jul 27, 2026 | $2,316,400 | 3,394 | 3,149 | 73 |
| MN-288545 | 317.2 | May 9, 2024 | $863,800 | 2,724 | 3,935 | 73 |
| MN-347574 | 157.0 | Oct 1, 2024 | $511,300 | 3,258 | 4,474 | 66 |
| MN-206581 | 76.5 | Jan 16, 2025 | $578,300 | 7,564 | 4,201 | 59 |
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.