Comparable sales & offer analysis
Parcel MN-132012
Cook County, MN · 2.79 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$17,600
Adjusted value
$13,857
Value range
$10,972–$16,743
Comp $/acre
$4,967/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +27.0% versus the adjusted value.
Offer position
Max allowable offer
$7,918
Offer $/acre
$2,838/ac
Projected profit
$4,157
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-752047 | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 5,225 | 87 |
| MN-782271 | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 5,033 | 83 |
| MN-311943 | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 5,082 | 81 |
| MN-941443 | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 4,270 | 78 |
| MN-432283 | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 3,552 | 77 |
| MN-782973 | 5.6 | Dec 7, 2025 | $16,400 | 2,922 | 3,925 | 71 |
| MN-163197 | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 6,754 | 71 |
| MN-401201 | 1.6 | Oct 11, 2024 | $5,000 | 3,231 | 3,716 | 71 |
| MN-641690 | 2.2 | May 23, 2024 | $21,300 | 9,619 | 6,300 | 69 |
| MN-791196 | 1.6 | Nov 23, 2024 | $14,100 | 9,095 | 6,000 | 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.