Comparable sales & offer analysis
Parcel MN-879603
Clay County, MN · 683 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,199,800
Adjusted value
$2,596,966
Value range
$2,189,055–$3,004,877
Comp $/acre
$3,805/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.3% versus the adjusted value.
Offer position
Max allowable offer
$1,483,981
Offer $/acre
$2,174/ac
Projected profit
$779,090
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-878196 | 246.3 | Jul 27, 2026 | $779,500 | 3,165 | 3,464 | 73 |
| MN-637234 | 122.7 | May 25, 2026 | $584,200 | 4,762 | 3,433 | 63 |
| MN-297664 | 167.5 | Apr 17, 2026 | $562,500 | 3,357 | 3,221 | 62 |
| MN-288545 | 317.2 | May 9, 2024 | $863,800 | 2,724 | 4,274 | 59 |
| MN-347574 | 157.0 | Oct 1, 2024 | $511,300 | 3,258 | 4,859 | 54 |
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.