Comparable sales & offer analysis
Parcel MN-597070
Cook County, MN · 109 ac · Residential · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$514,900
Adjusted value
$390,459
Value range
$321,359–$459,560
Comp $/acre
$3,584/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.9% versus the adjusted value.
Offer position
Max allowable offer
$223,120
Offer $/acre
$2,048/ac
Projected profit
$117,138
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-936826 | 91.3 | Jul 27, 2026 | $562,300 | 6,158 | 4,320 | 84 |
| MN-307303 | 129.0 | Jul 27, 2026 | $569,700 | 4,417 | 3,368 | 83 |
| MN-248283 | 262.3 | Jul 27, 2026 | $733,500 | 2,796 | 3,057 | 76 |
| MN-776725 | 84.9 | Feb 16, 2025 | $470,600 | 5,545 | 3,863 | 75 |
| MN-165734 | 41.4 | Jul 27, 2026 | $118,300 | 2,859 | 2,928 | 74 |
| MN-697781 | 182.3 | Jan 27, 2025 | $509,400 | 2,794 | 3,408 | 74 |
| MN-625991 | 49.9 | Apr 17, 2026 | $470,700 | 9,441 | 4,966 | 74 |
| MN-766425 | 68.3 | Jan 28, 2026 | $325,200 | 4,762 | 3,706 | 73 |
| MN-445853 | 45.1 | Jul 27, 2026 | $248,700 | 5,511 | 3,306 | 71 |
| MN-126277 | 61.3 | Aug 28, 2025 | $148,100 | 2,414 | 2,778 | 68 |
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.