Comparable sales & offer analysis
Parcel MN-804877
Cook County, MN · 22.25 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$175,700
Adjusted value
$141,534
Value range
$112,340–$170,729
Comp $/acre
$6,361/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +24.1% versus the adjusted value.
Offer position
Max allowable offer
$80,877
Offer $/acre
$3,635/ac
Projected profit
$42,460
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-524784 | 20.8 | Jul 27, 2026 | $99,500 | 4,781 | 6,516 | 92 |
| MN-895023 | 24.7 | Jul 27, 2026 | $147,600 | 5,968 | 5,160 | 86 |
| MN-445853 | 45.1 | Jul 27, 2026 | $248,700 | 5,511 | 6,204 | 83 |
| MN-254121 | 12.9 | Jul 27, 2026 | $56,000 | 4,353 | 4,776 | 80 |
| MN-165734 | 41.4 | Jul 27, 2026 | $118,300 | 2,859 | 5,494 | 78 |
| MN-625991 | 49.9 | Apr 17, 2026 | $470,700 | 9,441 | 9,319 | 73 |
| MN-126277 | 61.3 | Aug 28, 2025 | $148,100 | 2,414 | 5,212 | 68 |
| MN-964079 | 12.5 | Oct 29, 2025 | $104,600 | 8,385 | 6,667 | 67 |
| MN-766425 | 68.3 | Jan 28, 2026 | $325,200 | 4,762 | 6,954 | 65 |
| MN-163197 | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 7,941 | 63 |
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.