Comparable sales & offer analysis
Parcel MN-641690
Cook County, MN · 2.21 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$20,500
Adjusted value
$18,585
Value range
$14,829–$22,341
Comp $/acre
$8,410/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.3% versus the adjusted value.
Offer position
Max allowable offer
$10,620
Offer $/acre
$4,806/ac
Projected profit
$5,576
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-782271 | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 8,402 | 86 |
| MN-941443 | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 7,128 | 81 |
| MN-311943 | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 8,484 | 77 |
| MN-752047 | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 8,722 | 76 |
| MN-432283 | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 5,929 | 76 |
| MN-791196 | 1.6 | Nov 23, 2024 | $14,100 | 9,095 | 10,019 | 72 |
| MN-300679 | 1.1 | Aug 9, 2025 | $4,600 | 4,336 | 7,459 | 72 |
| MN-132012 | 2.8 | Feb 9, 2025 | $16,800 | 6,018 | 10,744 | 71 |
| MN-163197 | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 11,275 | 71 |
| MN-401201 | 1.6 | Oct 11, 2024 | $5,000 | 3,231 | 6,205 | 70 |
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.