Comparable sales & offer analysis
Parcel MN-640711
Cook County, MN · 1.09 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$6,900
Adjusted value
$5,381
Value range
$4,552–$6,210
Comp $/acre
$4,937/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +28.2% versus the adjusted value.
Offer position
Max allowable offer
$3,075
Offer $/acre
$2,821/ac
Projected profit
$1,614
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-300679 | 1.1 | Aug 9, 2025 | $4,600 | 4,336 | 4,544 | 82 |
| MN-900517 | 0.9 | Dec 6, 2025 | $5,100 | 5,349 | 5,526 | 81 |
| MN-651182 | 1.5 | Apr 30, 2024 | $9,200 | 5,982 | 5,695 | 76 |
| MN-311943 | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 5,170 | 74 |
| MN-941443 | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 4,344 | 70 |
| MN-782271 | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 5,120 | 70 |
| MN-752047 | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 5,314 | 66 |
| MN-401201 | 1.6 | Oct 11, 2024 | $5,000 | 3,231 | 3,780 | 65 |
| MN-432283 | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 3,613 | 65 |
| MN-791196 | 1.6 | Nov 23, 2024 | $14,100 | 9,095 | 6,103 | 64 |
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.