Comparable sales & offer analysis
Parcel MN-478960
Cook County, MN · 428 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$759,400
Adjusted value
$954,418
Value range
$878,064–$1,030,771
Comp $/acre
$2,228/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.4% versus the adjusted value.
Offer position
Max allowable offer
$545,382
Offer $/acre
$1,273/ac
Projected profit
$286,325
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-719207 | 512.3 | Sep 11, 2025 | $1,089,000 | 2,126 | 2,343 | 78 |
| MN-248283 | 262.3 | Jul 27, 2026 | $733,500 | 2,796 | 2,098 | 75 |
| MN-697781 | 182.3 | Jan 27, 2025 | $509,400 | 2,794 | 2,338 | 72 |
| MN-307303 | 129.0 | Jul 27, 2026 | $569,700 | 4,417 | 2,312 | 66 |
| MN-768213 | 249.4 | Dec 28, 2024 | $642,200 | 2,575 | 2,030 | 65 |
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.