Comparable sales & offer analysis
Parcel MN-782973
Cook County, MN · 5.60 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$17,500
Adjusted value
$22,454
Value range
$18,065–$26,843
Comp $/acre
$4,010/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.1% versus the adjusted value.
Offer position
Max allowable offer
$12,831
Offer $/acre
$2,291/ac
Projected profit
$6,736
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-163197 | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 5,202 | 74 |
| MN-782271 | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 3,877 | 73 |
| MN-752047 | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 4,024 | 72 |
| MN-311943 | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 3,914 | 72 |
| MN-941443 | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 3,289 | 71 |
| MN-432283 | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 2,736 | 71 |
| MN-254121 | 12.9 | Jul 27, 2026 | $56,000 | 4,353 | 3,129 | 71 |
| MN-132012 | 2.8 | Feb 9, 2025 | $16,800 | 6,018 | 4,956 | 66 |
| MN-964079 | 12.5 | Oct 29, 2025 | $104,600 | 8,385 | 4,368 | 60 |
| MN-641690 | 2.2 | May 23, 2024 | $21,300 | 9,619 | 4,852 | 56 |
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.