Comparable sales & offer analysis
Parcel MN-651182
Cook County, MN · 1.53 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$11,000
Adjusted value
$8,892
Value range
$7,218–$10,566
Comp $/acre
$5,812/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.7% versus the adjusted value.
Offer position
Max allowable offer
$5,081
Offer $/acre
$3,321/ac
Projected profit
$2,668
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-640711 | 1.1 | Feb 11, 2026 | $7,200 | 6,571 | 7,769 | 85 |
| MN-941443 | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 5,001 | 78 |
| MN-311943 | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 5,952 | 77 |
| MN-300679 | 1.1 | Aug 9, 2025 | $4,600 | 4,336 | 5,232 | 74 |
| MN-900517 | 0.9 | Dec 6, 2025 | $5,100 | 5,349 | 6,362 | 73 |
| MN-432283 | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 4,160 | 72 |
| MN-782271 | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 5,894 | 72 |
| MN-401201 | 1.6 | Oct 11, 2024 | $5,000 | 3,231 | 4,353 | 72 |
| MN-791196 | 1.6 | Nov 23, 2024 | $14,100 | 9,095 | 7,029 | 71 |
| MN-752047 | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 6,118 | 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.